Oregon Landlord AC Repair Laws | Landlord Obligations for AC Repairs
Oregon landlord AC repair laws. Landlord responsibilities for air conditioning repairs. Tenant rights for AC repairs.
Read Time
15 min
Service Area
Portland Metro
License
CCB #187834
Owner & Lead HVAC Technician
Oregon landlords have specific legal obligations to maintain habitable rental properties, including functional heating and cooling systems. Under Oregon Revised Statutes (ORS) 90.320, landlords must ensure rental units remain habitable year-round, which includes providing adequate cooling during Portland's summer months. Understanding these laws can help both landlords and tenants navigate AC repair disputes and avoid costly legal conflicts.
In Portland specifically, the City housing code sets even stricter standards than state law, requiring indoor temperatures to stay below 78°F when air conditioning is provided. Landlords who fail to maintain AC systems can face fines up to $500 per day, while tenants have rights to withhold rent, repair-and-deduct, or terminate leases when habitability standards aren't met.
This comprehensive guide covers Oregon landlord AC repair laws, tenant rights, repair timelines, and Portland-specific requirements to help rental property stakeholders understand their legal obligations and protections.
Key Oregon Law: ORS 90.320
"A landlord shall maintain the premises in a habitable condition, including providing adequate heating and cooling facilities that conform to applicable building codes."
Oregon Landlord Obligations for AC Repairs
Provide Functional AC
Law Reference:
ORS 90.320 - Habitability
Portland Rule:
Must keep indoor temperatures below 78°F
Requirement:
Maintain cooling systems in working condition
Consequence:
Rent abatement, repair-and-deduct allowed
Respond to Repair Requests
Law Reference:
ORS 90.100 - Maintenance
Portland Rule:
24-hour response for summer emergencies
Requirement:
Respond within 7 days, repair within 30 days
Consequence:
Fines up to $500/day for non-compliance
Allow Access for Repairs
Law Reference:
ORS 90.322 - Access Rights
Portland Rule:
Cannot deny access during business hours
Requirement:
Reasonable notice (24-48 hours) for access
Consequence:
Cannot evict tenants for repair denial
Document All Communications
Law Reference:
ORS 90.413 - Record Keeping
Portland Rule:
Must provide written repair timelines
Requirement:
Keep records of requests and repairs
Consequence:
Lack of documentation weakens legal position
Comply with Safety Standards
Law Reference:
OAR 918-281 - Safety Codes
Portland Rule:
Annual safety inspections recommended
Requirement:
Systems must meet electrical/plumbing codes
Consequence:
Safety violations can lead to eviction moratoriums
Tenant Rights for AC Repairs in Oregon
Request Repairs in Writing
Procedure:
Document all repair requests with dates and details
Timeline:
Landlord must respond within 7 days
Recourse: Escalate to housing authorities if ignored
Withhold Rent
Procedure:
Follow strict repair-and-deduct procedures
Timeline:
Only after landlord fails to respond
Recourse: Deposit withheld rent in escrow account
Terminate Lease
Procedure:
Give written notice of uninhabitability
Timeline:
30 days notice required
Recourse: Move out and stop paying rent
Sue in Small Claims Court
Procedure:
File for repair costs or withheld rent disputes
Timeline:
Within 6 months of incident
Recourse: Attorney fees may be awarded
Contact Housing Authorities
Procedure:
Report violations to local housing department
Timeline:
Immediate for emergency situations
Recourse: Government investigation and enforcement
AC Repair Timelines in Oregon Rentals
AC Not Cooling (Summer)
Initial Response:
24 hours
Completion:
48 hours
Tenant Action:
Request temporary relocation if >85°F
Landlord Fine:
$500/day after 48 hours
AC Making Noise
Initial Response:
7 days
Completion:
30 days
Tenant Action:
Document sleep/work disruption
Landlord Fine:
$250/day after 30 days
AC Leaking Water
Initial Response:
48 hours
Completion:
7 days
Tenant Action:
Prevent water damage to belongings
Landlord Fine:
$300/day after 7 days
No AC Provided
Initial Response:
30 days
Completion:
60 days
Tenant Action:
Rent abatement may apply
Landlord Fine:
Based on temperature violations
Portland-Specific AC Repair Laws
City Housing Code Requirements
- •Indoor temperatures must not exceed 78°F during cooling season
- •AC systems must be maintained and functional
- •Landlords must respond to complaints within 24 hours
- •Fines up to $500 per day for violations
- •Annual safety inspections recommended
Tenant Resources in Portland
- •Bureau of Development Services: 503-823-4000
- •Legal Aid Services: Free tenant counseling
- •Multnomah County Courts: Small claims assistance
- •Tenant's Rights Handbook: Free online resource
- •Emergency Repairs: Contact 911 for immediate threats
Repair-and-Deduct Procedures
Oregon tenants can repair-and-deduct for AC failures that violate habitability standards. The repair cost cannot exceed one month'
Always consult legal aid before repair-and-deduct to ensure compliance with Oregon law.
Preventing AC Disputes in Oregon Rentals
Landlord Best Practices
- •Perform annual AC maintenance and inspections
- •Keep detailed maintenance records
- •Respond promptly to all repair requests
- •Use licensed HVAC contractors
- •Document all communications with tenants
Tenant Best Practices
- •Document all repair requests in writing
- •Change filters regularly as agreed in lease
- •Report issues immediately when they occur
- •Keep records of all communications
- •Know your rights under Oregon law