ORS 90.315
Utility or service payments

  • additional charges
  • responsibility for utility or service
  • remedies

(1)

As used in this section:

(a)

“Public service” means municipal services and the provision of public resources related to the dwelling unit, including street maintenance, transportation improvements, public transit, public safety and parks and open space.

(b)

Intentionally left blank —Ed.

(A)

“Public service charge” means a charge imposed on a landlord by a utility or service provider, by a utility or service provider on behalf of a local government or directly by a local government.

(B)

“Public service charge” does not include real property taxes, income taxes, business license fees or dwelling inspection fees.

(c)

“Sewer service” includes storm water service and wastewater service.

(d)

“Utility or service” includes but is not limited to electricity, natural or liquid propane gas, oil, water, hot water, heat, air conditioning, cable television, direct satellite or other video subscription services, Internet access or usage, sewer service, public services and garbage collection and disposal.

(2)

The landlord shall disclose to the tenant in writing at or before the commencement of the tenancy any utility or service that the tenant pays directly to a utility or service provider that benefits, directly, the landlord or other tenants. A tenant’s payment for a given utility or service benefits the landlord or other tenants if the utility or service is delivered to any area other than the tenant’s dwelling unit.

(3)

If the landlord knowingly fails to disclose those matters required under subsection (2) of this section, the tenant may recover twice the actual damages sustained or one month’s rent, whichever is greater.

(4)

Intentionally left blank —Ed.

(a)

Except for tenancies covered by ORS 90.505 (Definitions for ORS 90.505 to 90.850) to 90.850 (Owner affidavit certifying compliance with requirements for sale of facility), if a written rental agreement so provides, a landlord may require a tenant to pay to the landlord a utility or service charge or a public service charge that has been billed by a utility or service provider to the landlord for utility or service provided directly, or for a public service provided indirectly, to the tenant’s dwelling unit or to a common area available to the tenant as part of the tenancy. A utility or service charge that shall be assessed to a tenant for a common area must be described in the written rental agreement separately and distinctly from such a charge for the tenant’s dwelling unit.

(b)

Intentionally left blank —Ed.

(A)

If a rental agreement provides that a landlord may require a tenant to pay a utility or service charge, the landlord must bill the tenant in writing for the utility or service charge within 30 days after receipt of the provider’s bill. If the landlord includes in the bill to the tenant a statement of the rent due, the landlord must separately and distinctly state the amount of the rent and the amount of the utility or service charge.

(B)

The landlord must provide to the tenant, in the written rental agreement or in a bill to the tenant, an explanation of:
(i)
The manner in which the provider assesses a utility or service charge; and
(ii)
The manner in which the charge is allocated among the tenants if the provider’s bill to the landlord covers multiple tenants.

(C)

The landlord must:
(i)
Include in the bill to the tenant a copy of the provider’s bill; or
(ii)
If the provider’s bill is not included, state that the tenant may inspect the provider’s bill at a reasonable time and place and that the tenant may obtain a copy of the provider’s bill by making a request to the landlord during the inspection and upon payment to the landlord for the reasonable cost of making copies.

(D)

A landlord may require that a bill to the tenant for a utility or service charge is due upon delivery of the bill. A landlord shall treat the tenant’s payment as timely for purposes of ORS 90.302 (Fees allowed for certain landlord expenses) (3)(b)(A) if the payment is made by a date that is specified in the bill and that is not less than 30 days after delivery of the bill.

(E)

If a written rental agreement so provides, the landlord may deliver a bill to the tenant as provided in ORS 90.155 (Service or delivery of written notice) or by electronic means.

(c)

Except as provided in this paragraph, a utility or service charge may only include the cost of the utility or service as billed to the landlord by the provider. A landlord may add an additional amount to a utility or service charge billed to the tenant if:

(A)

The utility or service charge to which the additional amount is added is for cable television, direct satellite or other video subscription services or for Internet access or usage;

(B)

The additional amount is not more than 10 percent of the utility or service charge billed to the tenant;

(C)

The total of the utility or service charge and the additional amount is less than the typical periodic cost the tenant would incur if the tenant contracted directly with the provider for the cable television, direct satellite or other video subscription services or for Internet access or usage;

(D)

The written rental agreement providing for the utility or service charge describes the additional amount separately and distinctly from the utility or service charge; and

(E)

Any billing or notice from the landlord regarding the utility or service charge lists the additional amount separately and distinctly from the utility or service charge.

(d)

Intentionally left blank —Ed.

(A)

A landlord must provide 60 days’ written notice to a tenant before the landlord may amend an existing rental agreement for a month-to-month tenancy to require a tenant to pay a public service charge that was adopted by a utility or service provider or a local government within the previous six months.

(B)

A landlord may not hold a tenant liable for a public service charge billed to a previous tenant.

(C)

A landlord may not require a tenant to agree to the amendment of an existing rental agreement, and may not terminate a tenant for refusing to agree to the amendment of a rental agreement, if the amendment would obligate the tenant to pay an additional amount for cable television, direct satellite or other video subscription services or for Internet access or usage as provided under paragraph (c) of this subsection.

(e)

A utility or service charge, including any additional amount added pursuant to paragraph (c) of this subsection, is not rent or a fee. Nonpayment of a utility or service charge is not grounds for termination of a rental agreement for nonpayment of rent under ORS 90.394 (Termination of tenancy for failure to pay rent) but is grounds for termination of a rental agreement for cause under ORS 90.392 (Termination of tenancy for cause).

(f)

If a landlord fails to comply with paragraph (a), (b), (c) or (d) of this subsection, the tenant may recover from the landlord an amount equal to one month’s periodic rent or twice the amount wrongfully charged to the tenant, whichever is greater.

(5)

Intentionally left blank —Ed.

(a)

If a tenant, under the rental agreement, is responsible for a utility or service and is unable to obtain the service prior to moving into the premises due to a nonpayment of an outstanding amount due by a previous tenant or the owner, the tenant may either:

(A)

Pay the outstanding amount and deduct the amount from the rent;

(B)

Enter into a mutual agreement with the landlord to resolve the lack of service; or

(C)

Immediately terminate the rental agreement by giving the landlord actual notice and the reason for the termination.

(b)

If the tenancy terminates, the landlord shall return all moneys paid by the tenant as deposits, rent or fees within four days after termination.

(6)

If a tenant, under the rental agreement, is responsible for a utility or service and is unable to obtain the service after moving into the premises due to a nonpayment of an outstanding amount due by a previous tenant or the owner, the tenant may either:

(a)

Pay the outstanding amount and deduct the amount from the rent; or

(b)

Terminate the rental agreement by giving the landlord actual notice 72 hours prior to the date of termination and the reason for the termination. The tenancy does not terminate if the landlord restores service or the availability of service during the 72 hours. If the tenancy terminates, the tenant may recover actual damages from the landlord resulting from the shutoff and the landlord shall return:

(A)

Within four days after termination, all rent and fees; and

(B)

All of the security deposit owed to the tenant under ORS 90.300 (Security deposits).

(7)

If a landlord, under the rental agreement, is responsible for a utility or service and the utility or service is shut off due to a nonpayment of an outstanding amount, the tenant may either:

(a)

Pay the outstanding balance and deduct the amount from the rent; or

(b)

Terminate the rental agreement by giving the landlord actual notice 72 hours prior to the date of termination and the reason for the termination. The tenancy does not terminate if the landlord restores service during the 72 hours. If the tenancy terminates, the tenant may recover actual damages from the landlord resulting from the shutoff and the landlord shall return:

(A)

Within four days after termination, all rent prepaid for the month in which the termination occurs prorated from the date of termination or the date the tenant vacates the premises, whichever is later, and any other prepaid rent; and

(B)

All of the security deposit owed to the tenant under ORS 90.300 (Security deposits).

(8)

If a landlord fails to return to the tenant the moneys owed as provided in subsection (5), (6) or (7) of this section, the tenant shall be entitled to twice the amount wrongfully withheld.

(9)

This section does not preclude the tenant from pursuing any other remedies under this chapter. [Formerly 91.767; 1993 c.786 §2; 1995 c.559 §14; 1997 c.577 §16; 1999 c.603 §18; 2005 c.391 §19; 2009 c.816 §4a; 2011 c.503 §7; 2015 c.388 §8]

Source: Section 90.315 — Utility or service payments; additional charges; responsibility for utility or service; remedies, https://www.­oregonlegislature.­gov/bills_laws/ors/ors090.­html (accessed May 26, 2025).

Notes of Decisions

Legislature did not intend for damages under this section to be calculated as separate sanction for each individual noncompliant utility bill sent by landlord; thus, where landlord charged tenant for multiple utility billings in manner that did not comply with billing requirements under this section, tenant was entitled to recover for multiple violations but only in amount equal to greater of either one month’s rent or “twice the amount wrongfully charged,” which is doubled aggregate value of utilities wrongfully billed during period of noncompliance. Shepard Investment Group LLC v. Ormandy, 320 Or App 521, 514 P3d 1125 (2022), aff’d 371 Or 285, 533 P3d 774 (2023)

Landlord is not required to charge tenant exact same rate that landlord is billed by utility and may charge all tenants flat rate, as legislature intended only to limit landlords to passing on only utility “cost” to tenants. Hathaway v. B & J Property Investments, Inc., 325 Or App 648, 531 P3d 152 (2023), Sup Ct review denied

Landlord was not permitted to add meter reading fee to tenants’ electricity charges, as meter fee was not part of cost of electricity as billed by electrical utility but was surcharge manager imposed on tenants to recoup manager’s own capital and labor expenses. Hathaway v. B & J Property Investments, Inc., 325 Or App 648, 531 P3d 152 (2023), Sup Ct review denied

90.100
Definitions 90.105
Short title 90.110
Exclusions from application of this chapter 90.112
Maximum occupancy limit 90.113
Additional exclusion from application of chapter 90.115
Territorial application 90.120
Applicability of other statutory lien, tenancy and rent provisions 90.125
Administration of remedies 90.130
Obligation of good faith 90.135
Unconscionability 90.140
Types of payments landlord may require or accept 90.145
Tenant or applicant who conducts repairs, routine maintenance or cleaning services not employee of landlord 90.147
Delivery of possession 90.148
Landlord acts that imply acceptance of tenant abandonment or relinquishment of right to occupy 90.150
Service or delivery of actual notice 90.155
Service or delivery of written notice 90.160
Calculation of periods or notices 90.220
Terms and conditions of rental agreement 90.222
Renter’s liability insurance 90.228
Notice of location in 100-year flood plain 90.230
Rental agreements for occupancy of recreational vehicle in park 90.243
Qualifications for drug and alcohol free housing 90.245
Prohibited provisions in rental agreements 90.250
Receipt of rent without obligation to maintain premises prohibited 90.255
Attorney fees 90.260
Late rent payment charge or fee 90.262
Use and occupancy rules and regulations 90.263
Vehicle tags 90.265
Interest in alternative energy device installed by tenant 90.275
Temporary occupancy agreement 90.295
Applicant screening charges 90.297
Prohibition on charging deposit or fee to enter rental agreement 90.300
Security deposits 90.302
Fees allowed for certain landlord expenses 90.303
Evaluation of applicant 90.304
Statement of reasons for denial 90.305
Disclosure of certain matters 90.310
Disclosure of legal proceedings 90.315
Utility or service payments 90.316
Carbon monoxide alarm 90.317
Repair or replacement of carbon monoxide alarm 90.318
Criteria for landlord provision of certain recycling services 90.320
Landlord to maintain premises in habitable condition 90.322
Landlord or agent access to premises 90.323
Maximum rent increase 90.324
Calculation of maximum rent increase 90.325
Tenant duties 90.340
Occupancy of premises as dwelling unit only 90.355
Portable cooling device allowed 90.358
Dwelling use as family child care home allowed 90.360
Effect of landlord noncompliance with rental agreement or obligation to maintain premises 90.365
Failure of landlord to supply essential services 90.367
Application of security deposit or prepaid rent after notice of foreclosure 90.368
Repair of minor habitability defect 90.370
Tenant counterclaims in action by landlord for possession or rent 90.375
Effect of unlawful ouster or exclusion 90.380
Effect of rental of dwelling in violation of building or housing codes 90.385
Retaliatory conduct by landlord 90.390
Discrimination against tenant or applicant 90.391
Information to veterans required in notice 90.392
Termination of tenancy for cause 90.394
Termination of tenancy for failure to pay rent 90.395
Required delivery of notice of rental assistance and support services before termination for nonpayment 90.396
Acts or omissions justifying termination 24 hours after notice 90.398
Termination of tenancy for drug or alcohol violations 90.401
Remedies available to landlord 90.403
Taking possession of premises from unauthorized possessor 90.405
Effect of tenant keeping unpermitted pet 90.410
Effect of tenant failure to give notice of absence 90.412
Waiver of termination of tenancy 90.414
Acts not constituting waiver of termination of tenancy 90.417
Duty to pay rent 90.420
Enforceability of landlord liens 90.425
Disposition of personal property abandoned by tenant 90.427
Termination of tenancy without tenant cause 90.429
Termination of tenancy for certain rented spaces not covered by ORS 90.505 to 90.850 90.430
Claims for possession, rent, damages after termination of rental agreement 90.435
Limitation on recovery of possession of premises 90.440
Termination of tenancy in group recovery home 90.445
Termination of tenant who commits criminal act of physical violence 90.449
Landlord discrimination against victim 90.453
Release of victim from tenancy 90.456
Continuing tenancy after release of victim 90.459
Change of locks at request of victim 90.460
Alternate exit from bedroom required 90.462
Electric vehicle charging stations 90.465
Right of city to recover from owner for costs of relocating tenant due to condemnation 90.472
Termination by tenant called into active state service by Governor 90.475
Termination by tenant due to service with Armed Forces or commissioned corps of National Oceanic and Atmospheric Administration 90.485
Restrictions on landlord removal of vehicle 90.490
Prohibited acts in anticipation of notice of conversion to condominium 90.493
Prohibited acts following notice of conversion to condominium 90.505
Definitions for ORS 90.505 to 90.850 90.510
Statement of policy 90.512
Definitions for ORS 90.514 and 90.518 90.514
Disclosure to prospective tenant of improvements required under rental agreement 90.516
Model statement for disclosure of improvements required under rental agreement 90.518
Provider statement of estimated cost of improvements 90.525
Unreasonable conditions of rental or occupancy prohibited 90.527
Renter’s liability insurance in park 90.528
Use of common areas or facilities 90.530
Pets in facilities 90.545
Fixed term tenancy expiration 90.550
Permissible forms of tenancy 90.555
Subleasing agreements 90.560
Definitions for ORS 90.560 to 90.584 90.562
Utility and service charges 90.564
Charge for cable, satellite or Internet 90.566
Conversion to direct billing for garbage service 90.568
Pro rata billing 90.570
Public service charge pro rata apportionment 90.572
Submeter billing 90.574
Conversion to submeter or pro rata billing for water 90.576
Legislative findings 90.578
Conversion to submeter or direct billing for large parks 90.580
Entry to read submeter 90.584
Park specific billing for water 90.600
Increases in rent 90.605
Persons authorized to receive notice and demands on landlord’s behalf 90.610
Notice of proposed change in rule or regulation 90.620
Termination by tenant 90.630
Termination by landlord 90.632
Termination of tenancy due to physical condition of manufactured dwelling or floating home 90.634
Prohibition against lien for rent 90.640
Park damaged by natural disaster 90.643
Conversion of park to planned community subdivision of manufactured dwellings 90.645
Closure of park 90.650
Notice of tax provisions to tenants of closing park 90.655
Park closure notice to nontenants 90.660
Local regulation of park closures 90.671
Closure of marina 90.675
Disposition of manufactured dwelling or floating home left in facility 90.680
Sale of dwelling or home on rented space 90.710
Causes of action 90.720
Action to enjoin violation of ORS 90.750 or 90.755 90.725
Landlord or agent access to rented space 90.727
Maintenance of trees in rented spaces 90.729
Temporary movement of floating home 90.730
Landlord duty to maintain rented space, vacant spaces and common areas in habitable condition 90.732
Landlord registration 90.734
Manager or owner continuing education requirements 90.736
Civil penalties 90.738
Enforcement of registration and education requirements 90.740
Tenant obligations 90.750
Right to assemble or canvass in facility 90.755
Right to speak on political issues 90.765
Prohibitions on retaliatory conduct by landlord 90.767
Mandatory mediation 90.769
Informal dispute resolution 90.771
Confidentiality of information regarding disputes 90.775
Rules 90.800
Policy 90.840
Park purchase funds, loans 90.842
Notice of sale of facility 90.844
Procedures for purchase of facility by tenants 90.846
Notices and processes in facility transfer 90.848
Exceptions to facility transfer requirements 90.849
Notice of conveyance 90.850
Owner affidavit certifying compliance with requirements for sale of facility 90.860
Definitions for ORS 90.865 to 90.875 90.865
Dealer notice of rent payments and financing 90.870
Manner of giving notice 90.875
Remedy for failure to give notice

Current through early 2026

§ 90.315. Util. or service payments's source at oregon​.gov