In 2019, Oregon did something no other state had ever done before: it passed statewide rent control. Senate Bill 608 made Oregon the first state in the entire country to cap how much landlords could raise rent — not just in one city, but for most rental units across the whole state. California and Washington followed. Oregon was first.
That law is still in force in 2026, and the annual rent increase cap for this year is 9.5%. But the rent cap is only one piece of what makes Oregon one of the most tenant-protective states in the country. SB 608 also banned no-cause evictions after a tenant's first year — meaning once you have lived somewhere for more than 12 months, your landlord cannot simply decide they want you gone without a legally valid reason.
Then there is Portland, which built its own layer of protection on top of state law: a mandatory relocation assistance program that requires landlords to pay $2,900 to $4,500 to tenants they evict without cause or who receive large rent increases. That is not a suggestion — it is a Portland city requirement.
Oregon does have one catch that surprises many renters: for non-payment of rent, landlords only need to give 72 hours notice — three days — before filing for eviction. That is one of the shortest timelines in the country. Knowing Oregon's tenant rights means knowing both the strong protections and the tight deadlines.
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📊 Oregon 2026 Rent Cap — 9.5%
Oregon sets its annual rent increase cap each year based on a formula: 7% + CPI (Consumer Price Index). For 2026, the Oregon Department of Administrative Services calculated the cap at 9.5% under ORS 90.324.
✅ Applies to most residential units 15+ years old
✅ Only one increase allowed per 12-month period
✅ 90 days written notice required before increase
✅ Cap applies to existing tenants only — landlords can reset to market rate for new tenants
❌ Does not apply to units built within the last 15 years
❌ Does not apply to subsidized housing with its own rent rules
Oregon Tenant Rights — Quick Reference
| Topic | Oregon Law 2026 |
|---|---|
| Statewide rent control | Yes — 9.5% cap in 2026 (ORS 90.323–90.324) |
| Rent increase notice | 90 days written notice required |
| Rent increases per year | Maximum 1 per 12-month period |
| No-cause eviction (year 1) | Allowed with 30-day notice |
| No-cause eviction (after year 1) | Banned — just cause required |
| Security deposit cap | No statutory limit |
| Deposit return deadline | 31 days after vacating |
| Penalty for wrongful withholding | 2x amount withheld + attorney fees |
| Landlord entry notice | 24 hours advance notice |
| Eviction notice — non-payment | 72 hours (3 days) pay or vacate |
| Eviction notice — lease violation | 30 days to fix or vacate |
| Long-term tenant eviction for cause | Up to 90 days notice depending on reason |
| Portland relocation assistance | $2,900–$4,500 for no-cause eviction or 10%+ increase |
| Wrongful eviction damages | Up to 3 months rent + 2x actual damages |
| Governing law | ORS Chapter 90 — Oregon Residential Landlord and Tenant Act |
⚖️ Oregon Law — ORS Chapter 90
Oregon's Residential Landlord and Tenant Act is in ORS Chapter 90. Key sections: ORS 90.300 (security deposits), ORS 90.320 (habitability), ORS 90.322 (landlord entry), ORS 90.323–90.324 (rent control), ORS 90.381–90.410 (eviction notices), ORS 90.427 (no-cause eviction ban). Portland city code adds relocation assistance and stronger notice requirements.
Oregon Rent Control — The Full Picture
Oregon's statewide rent control under SB 608 is real, but it comes with important details that affect whether you are actually covered.
Who Is Covered
The rent cap applies to most residential rental units that are 15 years old or older. If you are renting in a building that was constructed within the last 15 years, your unit is exempt from the cap — your landlord can raise your rent by any amount. This exemption exists to encourage new construction, but it means a significant portion of newer Portland and Eugene rentals are not covered.
Subsidized housing with its own rent rules, certain government-assisted housing, and some single-family homes may also have different rules. If you are unsure whether your unit is covered, contact the Oregon Renters' Rights Hotline or check with your local housing authority.
The 90-Day Notice Requirement
Even a rent increase within the legal cap must be announced properly. Your landlord must give you at least 90 days written notice before a rent increase takes effect. Portland requires the same 90-day minimum. If your landlord sends you a rent increase notice that takes effect in less than 90 days, that increase cannot legally be enforced on the announced timeline — you have the right to push back and require the full notice period.
Only One Increase Per Year
Oregon landlords are limited to one rent increase per 12-month period. Some landlords try to issue multiple smaller increases throughout the year — this is not permitted. One notice, one increase, maximum once every 12 months, capped at 9.5% in 2026.
✅ Received a rent increase notice? Check three things: (1) Is it more than 9.5%? (2) Was it given at least 90 days before the effective date? (3) Was there already a rent increase in the last 12 months? If any of these fail, the increase may be illegal. Document everything and contact Oregon Law Help or the Renters' Rights Hotline.
No-Cause Eviction Ban — After Year One
This is the second major pillar of SB 608 and one that many Oregon renters do not fully understand until they actually need it.
During the first year of your tenancy, your landlord can end your tenancy without giving any specific reason — they just need to give 30 days written notice. That is called a no-cause termination, and it is legal in year one.
Once you have been in your rental for more than one year, the rules change entirely. After the first year, your landlord must have a legally valid just cause reason to terminate your tenancy. They cannot simply decide they want you gone, want to rent to someone else, or want to renovate and charge more. Without just cause, the eviction is illegal under ORS 90.427.
Valid Just Cause Reasons After Year One
Oregon's list of qualifying just cause reasons includes non-payment of rent, repeated late payment, material lease violations, serious damage to the property, criminal activity on the premises, the landlord or a family member moving into the unit, demolition or conversion of the property, and substantial renovation requiring the unit to be vacated. Each of these comes with specific notice requirements and in some cases requires the landlord to pay relocation assistance.
🚩 Wrongfully evicted after year one? Under ORS 90.427, if your landlord terminates your tenancy without a valid just cause reason after your first year, you can sue for up to 3 months rent plus 2 times your actual damages — the cost of finding a new place, moving expenses, and other losses. Document everything and contact Oregon Law Center or Community Alliance of Tenants immediately.
Security Deposit Rules in Oregon
Oregon has no statutory cap on how much a landlord can charge as a security deposit. However, the return rules are strict and the penalties for violating them are meaningful.
After you vacate, your landlord has 31 days to return your deposit along with a written itemized statement of any deductions. If they wrongfully withhold any portion, Oregon law allows you to sue for twice the wrongfully withheld amount plus attorney fees. If a court finds the landlord acted in bad faith, additional penalties apply.
Oregon landlords can charge separate non-refundable fees — for pets, cleaning, or other purposes — but only if those fees are explicitly labeled as non-refundable in the written lease agreement. Any fee collected without that written non-refundable designation is treated as a refundable deposit under Oregon law.
✅ Move-out protection: Walk through the unit with your landlord if possible, take full video of every room on move-out day, and email your forwarding address with your move-out date to officially start the 31-day clock. Keep records of any pre-existing damage from your move-in walkthrough — this is your evidence if dispute over deductions arises.
The 72-Hour Eviction Notice — Oregon's Catch
For all of Oregon's strong tenant protections, there is one area where the state is notably landlord-friendly: non-payment of rent evictions. Oregon landlords only need to give you a 72-hour (3-day) written notice to pay all rent owed or vacate before they can file for eviction. Three calendar days. That is one of the shortest non-payment notice periods in the country.
If you receive a 72-hour notice, treat it as an emergency. Do not wait to see what happens. If you can pay in full within 72 hours, do it immediately and get written confirmation of payment. If you cannot pay in full, contact 211 Oregon or your county's emergency rental assistance program on the same day you receive the notice — these programs can sometimes process emergency payments faster than the eviction timeline moves.
For lease violations, the notice period is more generous: 30 days to fix the violation or vacate. For long-term tenants facing eviction for certain qualifying just cause reasons, landlords may need to give 60 or 90 days notice depending on the specific situation.
Portland — Extra Protections on Top of State Law
Relocation Assistance — Up to $4,500
This is Portland's most significant addition to state law. If a Portland landlord evicts you without cause — during the first year, for a qualifying just cause reason, or otherwise — or if they raise your rent by 10% or more, they are required by Portland city code to pay you relocation assistance. The amount depends on the size of your unit:
- Studio or one-bedroom: $2,900
- Two-bedroom: $3,300
- Three or more bedrooms: $4,500
This payment must be made before you are required to vacate. If your Portland landlord gives you notice of a 10%+ rent increase or a no-cause termination without paying this relocation assistance, they are in violation of Portland city code. Contact the Portland Housing Bureau immediately.
90-Day Notice in Portland
Portland also requires a minimum 90-day notice for no-cause evictions and rent increases of any kind — matching or exceeding the state minimum and giving Portland renters more time to plan and respond to housing changes.
Property Registration Required
Portland requires all landlords to register their rental properties. An unregistered rental in Portland creates complications for the landlord in any eviction proceeding. If you are a Portland renter and your landlord is attempting to evict you, it is worth checking whether they are compliant with the city's rental registration requirement.
Right to a Habitable Home
Oregon landlords are required under ORS 90.320 to maintain rental units in habitable condition — working heat, plumbing, electrical systems, structural soundness, and freedom from pest infestations. Eugene has a city-wide housing code that exceeds state standards and places additional obligations on landlords regarding habitability.
If your landlord fails to make required repairs after written notice, Oregon gives you several remedies: you can terminate the lease without penalty if conditions are serious enough, arrange for repairs and deduct the cost from rent, or seek damages and attorney fees in court. Always notify your landlord in writing — email or certified letter — and give them reasonable time to respond before escalating.
Landlord Entry Rules in Oregon
Oregon landlords must give at least 24 hours advance notice before entering your unit for non-emergency purposes under ORS 90.322. Entry must occur at a reasonable time. Only genuine emergencies allow immediate entry. Portland may have stricter local requirements — check your lease for any specific notice clause your landlord is bound by.
Where to Get Help in Oregon
- Community Alliance of Tenants — oregonrentersrights.org | Oregon Renters' Rights Hotline: 1-888-RENT-411
- Oregon Law Center — oregonlawcenter.org — free legal help for low-income Oregon renters
- Legal Aid Services of Oregon — legalaidservices.org — statewide legal aid
- Portland Housing Bureau — portland.gov/phb — relocation assistance complaints and tenant resources
- Oregon Courts Self-Help — courts.oregon.gov/help — free forms for eviction and deposit cases
- 211 Oregon — 211info.org — emergency rental assistance referrals statewide
- Oregon Attorney General Housing — doj.state.or.us — landlord complaints and consumer protection
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Check My Rights Free →Frequently Asked Questions
Yes — Oregon was the first state in the USA to enact statewide rent control with SB 608 in 2019. The 2026 cap is 9.5% for most covered residential units (7% + CPI). Landlords can only raise rent once per 12 months and must give 90 days written notice. New construction built within the last 15 years is exempt. After a tenant's first year, landlords also cannot evict without just cause.
9.5% for most covered residential units — set annually under ORS 90.324 based on 7% + CPI. Landlords must give at least 90 days written notice. Only one increase per 12 months is allowed. The cap applies to existing tenants only — landlords can reset to market rate when a new tenant moves in. Units built within the last 15 years are exempt from the cap.
In year one: yes, with 30 days notice. After year one: no — landlords must have a legally valid just cause reason under ORS 90.427. Valid reasons include non-payment, lease violations, owner move-in, demolition, or major renovation. If evicted without cause after year one, you can sue for up to 3 months rent plus 2x actual damages. Portland has even stronger protections plus mandatory relocation assistance.
31 days after you vacate — with a written itemized statement of any deductions. If they wrongfully withhold any portion, you can sue for twice the withheld amount plus attorney fees. Send your forwarding address in writing on move-out day to officially start the 31-day clock. Take full video of every room before you leave.
Portland requires landlords to pay relocation assistance ranging from $2,900 to $4,500 (depending on unit size) to tenants who are evicted without cause or who receive a rent increase of 10% or more. This must be paid before you vacate. If your Portland landlord is evicting you without cause or raising rent by 10%+ without paying this assistance, contact the Portland Housing Bureau immediately.
For non-payment: just 72 hours (3 days) — one of the shortest in the country. For lease violations: 30 days to fix or vacate. For no-cause termination in year one: 30 days. After year one, no-cause evictions are generally banned. For certain long-term tenant evictions for cause, up to 90 days notice may be required. Always treat a 72-hour notice as an emergency — contact rental assistance programs immediately.
Your unit is covered if it is 15 years old or older and is not subsidized housing with its own rent rules. New construction built within the last 15 years is exempt — landlords of these units can raise rent by any amount. If you are unsure, call the Oregon Renters' Rights Hotline at 1-888-RENT-411 or check with your local housing authority.