ORS § 90 § 90.145
Tenant or applicant who conducts repairs, routine maintenance or cleaning services not employee of landlord; restrictions.
Operative Text
(1) A tenant who occupies or an applicant who will occupy a dwelling unit and who conducts repairs, routine maintenance or cleaning services on that dwelling unit in exchange for a reduction in rent pursuant to a written or oral agreement with the landlord is not an employee of the landlord. (2) A tenant or an applicant described in subsection (1) of this section may not conduct electrical or plumbing installation, maintenance or repair unless properly licensed under ORS 479.510 to 479.945 or ORS chapter 693. The tenant or applicant is not required to obtain a plumbing contractor license under ORS 447.040 to perform work under this section. (3) Nothing in this section diminishes the obligations of a landlord to maintain the dwelling unit in a habitable condition under ORS 90.320 or 90.730. (4) Any electrical or plumbing installation, maintenance or repair work performed by a tenant or an applicant under this section must comply with ORS 447.010 to 447.156 and 479.510 to 479.945.
Oregon Revised Statutes § 90.145 establishes that a tenant or prospective tenant who performs repairs, routine maintenance, or cleaning services on their own dwelling unit in exchange for reduced rent is not legally classified as the landlord's employee. However, the provision places firm limits on the scope of that work: electrical or plumbing installation, maintenance, or repair may only be performed if the person holds the appropriate license under the relevant Oregon statutes. Regardless of any such arrangement, the landlord's duty to keep the unit habitable under ORS 90.320 and 90.730 remains fully intact, and any electrical or plumbing work performed must still meet Oregon's applicable code standards.
Plain English — not legal advice.
Under ORS § 90.145, landlords who enter into rent-reduction arrangements for tenant-performed work should be aware that the agreement—whether written or oral—does not create an employment relationship, but it does not relieve the landlord of habitability obligations under ORS 90.320 and 90.730. Compliant operators typically confirm in writing the scope of permitted work and verify that any tenant or applicant performing electrical or plumbing tasks holds the required license under ORS 479.510 to 479.945 or ORS chapter 693. Ensuring that all electrical and plumbing work meets the code standards referenced in ORS 447.010 to 447.156 and 479.510 to 479.945 is part of maintaining a lawful arrangement under this provision.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
ORS § 90.145 makes clear that tenants or applicants who perform repairs, maintenance, or cleaning in exchange for reduced rent are not considered employees of the landlord, which has implications for how labor and liability questions are framed. The provision also sets boundaries: electrical or plumbing work is only permitted under this arrangement if the tenant or applicant holds the proper Oregon license, though a plumbing contractor license under ORS 447.040 is not required. Tenants who believe a landlord is using such an arrangement to sidestep habitability duties under ORS 90.320 or 90.730 may wish to consult a tenant-rights organization or the Oregon Law Center to understand available options.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 7, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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