Q: In Oregon state, if breaking a lease (90+ days before move-in), what is the landlord's obligation to find a new tenant?

A: Much depends upon what the lease says. IF it contains an early termination penalty clause, the landlord is free to assess up to a 1 1/2 mo rent penalty for early termination, according to the written lease provisions. If there is no such pre-payment penalty, the existing tenant can be on the hook for continuing rent payments so long as the landlord makes reasonable efforts to re-rent the apartment. Note that he does not have to move someone into the early-terminated unit if he has other vacant units to fill. If, though, there really IS a waiting list, then he would presumably be expected to attempt to re-rent the now vacant unit earlier rather than later. To the extent that he does not, the ex-tenant would be excused from having to pay continuing rent and associated costs. $500 seems high for an application fee and unless you have some sort of very unusual circumstances, a landlord should not be charging higher rent than allowed by the lease or subsequent lawful rent raises after the tenant has been there one year. While the exiting tenant providing a new, replacement tenant is a good way for the exiting tenant to help "speed" the process and take themselves off the hook for continuing rent, ultimately the landlord still must approve the replacement tenant and regardless, has the affirmative obligation to attempt to re-rent the dwelling himself rather than rely upon the exiting tenant. He cannot slough his obligations off onto the exiting tenant.