You’ve reported a serious plumbing issue—maybe a burst pipe, sewage backup, or no running water—and your landlord in Oregon refuses to call a plumber. You’re stuck dealing with the mess, worried about health risks, and unsure of your rights. If you’re asking, “Landlord won’t call plumber in Oregon—what can I do?” you’re not alone. Oregon law gives tenants clear protections when landlords fail to maintain habitable living conditions. This guide walks you through exactly what to do next, step by step, with legal backing and practical advice.
What Does Oregon Law Say About Landlord Plumbing Responsibilities?
Under Oregon Revised Statutes (ORS) 90.320, landlords must keep rental units in a “habitable condition.” This includes ensuring:
Functional plumbing systems
Hot and cold running water
Properly working sinks, toilets, and showers
Safe sewage disposal
A failure to address major plumbing problems isn’t just inconvenient—it’s a violation of the implied warranty of habitability. According to the Oregon State Bar, if a plumbing issue makes your unit unsafe or unlivable, your landlord is legally obligated to fix it within a reasonable time after notice.
💡 Key Fact: A 2023 report from the Oregon Housing and Community Services (OHCS) found that plumbing issues were among the top 3 habitability complaints filed by tenants statewide—accounting for nearly 28% of all repair-related disputes.
Step-by-Step: What to Do When Your Landlord Ignores Plumbing Problems
Follow these concrete steps to protect your rights and get the issue resolved:
1. Document Everything
Take clear photos and videos of the problem.
Save all communication (texts, emails, voicemails).
Note dates, times, and names of people you spoke with.
2. Send a Written Repair Request
Even if you’ve already told your landlord verbally, Oregon law requires written notice for most repair issues (ORS 90.360). Use certified mail or email with read receipt.
✉️ Sample Language: “Per ORS 90.320, I am requesting immediate repairs to the broken main water line in Unit 3B, which has caused no running water since February 5, 2026. This condition renders the unit uninhabitable. Please arrange for a licensed plumber within 24–72 hours as required by law.”
3. Determine If It’s an Emergency
Oregon defines emergency repairs as those posing an “immediate threat to health or safety.” Examples:
Sewage backup
Major leak causing flooding
No running water for >24 hours
In emergencies, you may have the right to hire a plumber yourself and deduct the cost from rent—but only if you follow strict legal procedures (more below).
4. Escalate to Local Code Enforcement
If your landlord still doesn’t act, contact your city or county’s building or housing code enforcement office. In Portland, for example, you can file a complaint with the Portland Bureau of Development Services. They can inspect the property and issue violation notices.
5. File a Claim with the Oregon Residential Tenants’ Union (ORTU) or Legal Aid
Organizations like Legal Aid Services of Oregon offer free legal help to low-income tenants. They can send demand letters or help you file in small claims court.
📌 Pro Tip: Keep receipts for any temporary fixes (like bottled water or hotel stays)—you may be able to recover costs later.
Can You Hire a Plumber Yourself in Oregon?
Yes—but only under specific conditions outlined in ORS 90.365:
✅ You must have given written notice of the problem. ✅ The issue must be a habitability violation (not cosmetic). ✅ The repair cost must be less than $300 or half your monthly rent (whichever is greater). ✅ You must use a licensed contractor. ✅ You must submit receipts and deduct the amount from your next rent payment.
⚠️ Warning: Skipping these steps could result in eviction for nonpayment. Always consult a tenant attorney before self-help repairs.
❌ Make angry social media posts naming your landlord → could be used against you.
❌ Assume “no lease = no rights” → oral agreements still grant habitability rights in Oregon.
❌ Wait too long → some remedies require action within 30 days of notice.
Real-Life Example: Portland Tenant Wins $2,400 in Damages
In 2025, a tenant in Southeast Portland sued her landlord after he ignored a month-long sewage leak. She documented everything, filed a code complaint, and hired a lawyer through Legal Aid. The court ruled in her favor, awarding:
$1,200 in rent abatement (for reduced livability)
$800 for temporary hotel stays
$400 in court costs
Her key move? Following every legal step precisely—proving she gave notice, waited reasonably, and acted in good faith.
FAQ Section
Q: How long does a landlord have to fix a plumbing issue in Oregon?
A: For emergencies (e.g., no water, sewage backup), repairs must begin within 24–72 hours. For non-emergencies, landlords have up to 30 days. However, if the issue affects health or safety, courts often expect action within 7 days.
Q: Can I withhold rent if my landlord won’t fix the plumbing?
A: Yes, but only through proper legal channels. You must file a claim with the court or use the “repair and deduct” option under ORS 90.365. Simply stopping rent payments can lead to eviction.
Q: What if I’m on a month-to-month lease?
A: Your rights are the same as tenants with fixed-term leases. Oregon law protects all residential tenants, regardless of lease type.
Q: Can my landlord retaliate if I complain?
A: No. ORS 90.385 prohibits retaliation for requesting repairs. If your landlord raises rent, threatens eviction, or cuts utilities within 6 months of your complaint, you may have grounds for a retaliation lawsuit.
Q: Do I need a lawyer to take action?
A: Not always. For minor issues, written notices and code complaints often work. But for rent withholding, lawsuits, or complex cases, free legal aid is available through organizations like Legal Aid Services of Oregon.
Q: What if the plumbing issue was caused by me?
A: If you (or your guest) caused the damage through negligence or misuse, you’re responsible for repairs. But if it’s due to normal wear and tear or system failure, the landlord must fix it.
Conclusion
Dealing with alandlord who won’t call a plumber in Oregon is stressful—but you have real legal power. By documenting issues, sending formal notices, and knowing your rights under ORS 90.320 and 90.365, you can force action without risking your tenancy. Remember: Oregon law prioritizes safe, habitable housing for everyone.
If this guide helped you, share it with a fellow tenant who might be facing the same struggle. Knowledge is your best tool—use it wisely.
🔗 Need help now? Contact Legal Aid Services of Oregon: 1-888-543-5777 or visit lasoregon.org
Stay safe, stay informed, and never let a silent landlord silence your rights.
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