Free Oregon Cash for Keys Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

Free template

Download a free Cash for Keys Agreement template

A blank, printable form — fill it in by hand. Or build a guided version with Oregon set as the governing state. Create a free account to download.

Build a guided Oregon version

Oregon Cash for Keys Agreement

This Cash for Keys Agreement is built with Oregon as the governing state. These are the Oregon landlord-tenant rules that most often bear on it, with the statute for each.

Oregon rules at a glance

Oregon rules for a Cash for Keys Agreement
Security deposit limit	No statutory cap; can’t be raised during the first year of the tenancyORS 90.300(5)
Deposit return	31 days after the tenancy ends and the tenant delivers possession, with a written accountingORS 90.300(12)–(13)
Holding deposits (2026)	Under HB 3521 (2025), for deposits received on or after January 1, 2026, a landlord may take a deposit to secure signing a lease only after approving the application and giving the required written disclosures, and must refund it within five business days if the landlord fails to sign or the applicant rejects the unit over material habitability defects (ORS 90.297).
Month-to-month termination	Tenant: 30 days. Landlord: 30 days in year one; after that only for cause or a qualifying reasonORS 90.427
Nonpayment eviction notice	10-day notice (served on or after day 8) or 13-day notice (on or after day 5)ORS 90.394(2)
Nonpayment of rent	A 10-day notice served no sooner than the 8th day of the rental period, or a 13-day notice served no sooner than the 5th day, stating the amount owed and the deadline to pay (ORS 90.394(2)–(3)).

Security deposits in Oregon

Oregon sets no dollar cap on a security deposit, but it tightly controls what can be deducted and when the money comes back (ORS 90.300). The landlord must give the tenant a receipt for any deposit paid (90.300(2)).

No increase in year one — A landlord can’t require a new or increased deposit during the first year of the tenancy, except where the parties agree to a change such as allowing a pet and the extra deposit relates to that change (90.300(5)).
Allowed deductions — Only amounts reasonably necessary to cover the tenant’s defaults, such as unpaid rent, and to repair damage the tenant caused beyond ordinary wear and tear. Carpet cleaning can be deducted only if done with a machine designed for it, the carpet was cleaned or replaced before the tenancy began, and the written lease provides for the deduction (90.300(7)).
31-day deadline — Within 31 days after the tenancy ends and the tenant delivers possession, the landlord must give a written accounting of any amount claimed and return the balance (90.300(12)–(13)). Note it’s 31 days — not 30.
Last month’s rent — A last-month’s-rent deposit must be applied to the final month when notice is given or the term ends, and any unused portion is refunded on the same 31-day timeline (90.300(9)–(10)).
Penalty — A landlord who fails to return the deposit as required, or withholds any of it in bad faith, owes the tenant twice the amount due (90.300(16)).
Holding deposits (2026) — Under HB 3521 (2025), for deposits received on or after January 1, 2026, a landlord may take a deposit to secure signing a lease only after approving the application and giving the required written disclosures, and must refund it within five business days if the landlord fails to sign or the applicant rejects the unit over material habitability defects (ORS 90.297).

Ending an Oregon tenancy

Oregon’s termination rules change at the one-year mark. During the first year of occupancy either side can end a month-to-month tenancy on 30 days’ written notice. After the first year, the tenant can still leave on 30 days’ notice, but the landlord may terminate only for a tenant cause or a qualifying landlord reason — notice alone is no longer enough (ORS 90.427(3)).

Notice to end an Oregon tenancy (ORS 90.427)
Week-to-week (either party)	10 days
Month-to-month — tenant, any time	30 days
Month-to-month — landlord, first year	30 days, no cause needed
Landlord after year one — qualifying landlord reason	90 days, plus one month’s rent (landlords with 5+ units)
Landlord after year one — owner lives on a property of 2 units or fewer	60 days without cause (30 days on a sale to a buyer who will live there)

Qualifying landlord reasons — Demolition or conversion to non-residential use; repairs that make the unit unsafe to occupy; the landlord or an immediate family member moving in as a primary residence; or an accepted offer from a buyer who will live there (90.427(5)). Since SB 586 (2025), a sale to an owner-occupant can instead be done on 60 days’ notice if the landlord pays one month’s rent.
Fixed-term leases — After the first year, a fixed-term lease becomes month-to-month at expiration unless the landlord has a qualifying reason or the parties agree otherwise (90.427(4)). For leases entered on or after January 1, 2026, a tenant who receives a 90-day qualifying-reason notice may leave early on 30 days’ notice without owing rent after returning possession (HB 2134, 2025).
Nonpayment of rent — A 10-day notice served no sooner than the 8th day of the rental period, or a 13-day notice served no sooner than the 5th day, stating the amount owed and the deadline to pay (ORS 90.394(2)–(3)).
Lease violations — A 30-day notice with stated cause; if the violation can be cured, the tenant gets at least 14 days to fix it (ORS 90.392).
Survivors of violence — A tenant who is a victim of domestic violence, sexual assault, bias crime or stalking may end the lease on 14 days’ written notice with qualifying verification, with no liability for rent after the release date and no termination fee (ORS 90.453).

Oregon Cash for Keys Agreement FAQs

How much can a landlord charge for a security deposit in Oregon?

Oregon has no statutory cap. The landlord can’t add or increase a deposit during the first year of the tenancy (except for an agreed change like adding a pet), and must give a receipt (ORS 90.300).

How long does an Oregon landlord have to return a security deposit?

31 days after the tenancy ends and the tenant delivers possession, with a written accounting of anything withheld. Failing to return it as required, or withholding it in bad faith, costs the landlord twice the amount due (ORS 90.300(12)–(16)).

Cash for Keys Agreement in other states

Create your document in under 5 minutes

Answer a few plain questions, then download or e-sign. Built for landlords and tenants.

Get started