Oregon’s statewide rent stabilization framework under the Residential Landlord and Tenant Act provides a uniform baseline for rental increases and evictions across the state, including the Portland metro area. Oregon was the first U.S. state to enact comprehensive statewide rent control in 2019 (via Senate Bill 608), followed by California later that year (via AB 1482) and Washington in May 2025 (via HB 1217). These statutes establish annual limits on rent increases for most residential properties, with exemptions for new construction and certain subsidized housing. However, within the city limits of Portland, local ordinances add layers of tenant protections that require relocation assistance for certain terminations and rent hikes. As a certified residential appraiser serving homeowners, lenders, realtors, estate planners, and attorneys in the region, understanding these distinctions is crucial for accurate property valuations, especially for income-producing rentals where regulatory constraints directly influence projected cash flows and market discounts.
Key provisions include rent increase limits under ORS 90.323 and their annual calculation under ORS 90.324.
Statewide Rent Stabilization and Eviction Basics
Under ORS 90.323, landlords cannot raise rent during the first year of tenancy or more than once every 12 months thereafter. The maximum allowable increase for calendar year 2026 is capped at 9.5%. Violations expose landlords to liability for three months’ rent plus actual damages.
Just-cause eviction requirements under ORS 90.427 prohibit no-cause terminations after the first year. Qualifying landlord reasons (major remodel, owner/family move-in, etc.) still require proper notice and, in some cases, one month’s rent as assistance. Exemptions from these protections include units less than 15 years old from the date of the certificate of occupancy, federally subsidized or regulated affordable housing (where the tenant’s portion does not rise or the increase is program-mandated), owner-occupied duplexes or triplexes (where the landlord resides in one unit), and certain short-term rentals.
Portland’s Local Overlay: Enhanced Relocation Assistance
Portland builds on these state protections through City Code 30.01.085 – the Renter Additional Protections ordinance. The city applies Oregon’s statewide cap but adds relocation assistance obligations when rent increases reach 10% or more (for units otherwise exempt from the statewide cap, such as newer construction or subsidized housing). Relocation assistance is also required for:
- Non-renewal of fixed-term leases
- Qualifying landlord reasons under state law
- Substantial changes to lease terms beyond rent or utilities
Payments (due 45 days before termination or within 31 days of tenant request) are scaled by unit size:
- $2,900 (studio/SRO)
- $3,300 (1-bedroom)
- $4,200 (2-bedroom)
- $4,500+ (3+ bedrooms)
Landlords must file exemption forms with the Portland Housing Bureau when applicable and notify the Bureau of payments within 30 days.
Valuation Implications for the Portland Metro Area
For estate planners and attorneys handling inherited rentals, these combined rules often lock in below-market tenancies. Homeowners converting properties to rentals must project income conservatively. Realtors listing income properties typically disclose scheduled rents via RMLS. A listed property with units significantly below market rent levels may receive low offers and usually sells at a substantial discount.
Lenders benefit from reduced turnover risk but must recognize higher operating costs inside Portland city limits. For appraisers, the dual framework means statewide rent caps set the ceiling, while Portland’s relocation obligations add another layer of financial consideration.
Geographic Scope
Oregon’s statewide rules apply in the Portland Region (Columbia, Clackamas, Hood River, Multnomah, Washington, and Yamhill Counties). Portland’s relocation overlay is city-specific. Properties in the Vancouver Region (Clark, Cowlitz, Klickitat, and Skamania Counties) fall under Washington’s separate statewide stabilization law (enacted May 2025), which exempts new construction for 10 years and caps annual increases at 7% + inflation, not to exceed 10%.
Further Reading & Resources
- Oregon Residential Landlord and Tenant Act (full chapter): ORS Chapter 90
- Rent Increase Limits & Notice Requirements: ORS 90.323
- Annual Rent Cap Calculation: ORS 90.324
- Termination of Tenancy without Tenant Cause: ORS 90.427
- Portland Renter Additional Protections (City Code 30.01.085): Official City Page
- Portland Mandatory Relocation Assistance Brochure (PDF): Download
- Portland Housing Bureau Relocation Rules & Exemption Form: HOU-3.05
- Oregon Law Help – Eviction & Termination Notices: Guide
- Oregon Senate Bill 608: PDF
- California AB 1482
- Washington HB 1217
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Question: Do you think other cities in Oregon will add relocation assistance provisions?
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