Breaking a Lease in Oregon

Oregon Rent Increase Laws — Caps & Notice Rules (2026)

By Oleg Kachko · Updated June 10, 2026

✓ Law Verified June 2026

This guide explains oregon rent increase laws in plain English — whether there is a cap on how much your landlord can raise your rent, how much notice they must give, which Oregon cities have local rent control, and what to do if an increase looks illegal. All figures are from Oregon law, verified as of June 2026.

In This Oregon Guide:

Advertisement

Oregon Rent Increase Rules at a Glance

Statewide rent cap YES — Oregon caps annual rent increases at 7% plus the Consumer Price Index (CPI) for All Urban Consumers, West Region, with a hard cap of 10%. For 2026, the maximum allowable increase is 9.5% (7% + 2.5% CPI). Manufactured home parks and floating home marinas with more than 30 spaces have a separate lower cap of 6% for 2026. The Oregon Department of Administrative Services publishes the exact percentage each year by September 30.
Notice required before increase 90 days written notice required for most rent increases (month-to-month tenancies). 7 days written notice for week-to-week tenancies. If the increase exceeds 10%, 180 days written notice is required. No rent increase is allowed during the first year of a tenancy. The notice must state the new rent amount and the effective date in writing.
How often rent can be raised A landlord may issue only one rent increase in any 12-month period. Rent cannot be increased at all during the first year of a tenancy (the first 12 months after move-in).
During a fixed-term lease NO — a landlord generally cannot raise rent during a fixed-term lease unless the lease itself contains a specific provision allowing mid-lease rent increases. If the lease is silent on rent increases, the rent is locked for the entire lease term. Any mid-lease increase clause must still comply with the statewide 9.5% annual cap (for 2026) and notice requirements. Most fixed-term leases in Oregon do not permit mid-term increases.

Retaliatory increases: YES — Oregon prohibits retaliatory rent increases under ORS 90.385. A landlord may not raise rent, decrease services, or threaten eviction in retaliation after a tenant has: (1) complained in writing to the landlord or a government agency about a building, health, housing, or safety code violation; (2) organized or participated in a tenant organization; or (3) asserted any right under the rental agreement or Oregon law.

If a landlord retaliates, the tenant may recover up to 2 months’ rent in damages plus attorney fees under ORS 90.375. A rent increase or termination notice issued within 6 months of a protected tenant action is presumed retaliatory, and the landlord bears the burden of proving a legitimate non-retaliatory reason.

Oregon Cities With Local Rent Control

Oregon state law (ORS 91.225) generally preempts cities from enacting direct rent control ordinances. However, Portland has additional renter protection rules: Portland’s local ordinance (PCC 30.01.085) requires landlords to pay relocation assistance to tenants when rent is raised 10% or more (combined increases) within any 12-month period.

Portland effectively adds a layer of tenant protection beyond the state cap, though it is not a traditional rent control ordinance. No other Oregon cities have separate local rent control caps.

Exempt properties: Properties with a certificate of occupancy first issued less than 15 years ago (new construction exemption — the 15-year clock starts from the date of first occupancy). Subsidized housing where rent is regulated by a government agency. Landlords who own no more than two residential dwelling units (single-family homes or condos).

Manufactured home parks and floating home marinas with 30 or fewer spaces follow the standard 9.5% cap for 2026, but parks with more than 30 spaces have their own 6% cap.

State preemption: PARTIAL — Oregon law (ORS 91.225) prohibits cities and counties from enacting ordinances or resolutions that directly control the rent a landlord may charge. However, the Oregon Supreme Court has ruled that local measures which do not directly control rent amounts — such as Portland’s relocation assistance requirement — are not preempted by ORS 91.225.

So cities cannot set their own rent caps, but they can impose related tenant protections like mandatory relocation payments when rent increases exceed certain thresholds.

What to Do If Your Rent Increase Is Illegal

If you believe your rent increase is illegal, you may be able to take the following steps: (1) Keep the written rent increase notice and document when and how it was delivered. (2) Check whether the increase exceeds the 2026 cap of 9.5% (or 6% for manufactured home parks with 30+ spaces), whether you received the required 90 or 180 days written notice, whether you are still in your first year of tenancy, and whether your building qualifies for an exemption.

📨 Get Free Tenant Rights Guides Alerts

Free · No spam · Unsubscribe anytime

(3) Send a written response to your landlord explaining why you believe the increase violates Oregon law.

(4) Contact the Oregon Department of Justice Consumer Protection hotline at 877-877-9392 to file a complaint. (5) Contact the Community Alliance of Tenants at 503-460-9702 for free tenant counseling. (6) Visit Oregon Law Help (oregonlawhelp.org) for legal aid referrals.

(7) You may file a claim in small claims court or circuit court to challenge the increase and may be able to recover damages. Do NOT withhold rent without legal advice — consult an attorney or legal aid organization first.

Other Oregon rent rules: Oregon’s rent stabilization percentages are published annually by the Oregon Department of Administrative Services (DAS) Office of Economic Analysis by September 30 for the following calendar year; tenants can check the current year’s cap at https://www.oregon.gov/das/oea/pages/rent-stabilization.aspx. Oregon also prohibits no-cause evictions after the first year of tenancy under SB 608, providing additional stability for long-term renters.

Portland tenants have extra protection: if a landlord raises rent by 10% or more within 12 months, the landlord must pay relocation assistance to the tenant.

Oregon’s manufactured home and floating home tenants have separate protections under ORS 90.725–90.765, including a 6% cap for parks with more than 30 spaces in 2026. Tenants in federally subsidized housing where rent is set by a government agency are exempt from the state cap, but those tenants have separate federal protections limiting rent to a percentage of income.

You May Also Like

Official Oregon Sources & Resources

Understanding Oregon Rent Increase Laws

Whether a Oregon rent increase is legal depends on the cap (if any), the notice given, and whether the increase is retaliatory. Oregon rent increase laws protect tenants from surprise hikes by requiring a minimum notice period before any increase takes effect.

If you believe a Oregon rent increase violates these rules, document the notice you received, check the math against the cap, and contact your local housing authority or legal-aid office.

Knowing the Oregon rent increase rules before your lease renews puts you in a much stronger position.

This Oregon rent increase guide was last verified against official sources in June 2026. Rent caps change — verify with your state or a local legal-aid office.

More Oregon Tenant Rights Guides

Disclaimer: This guide is informational only and is not legal advice. Landlord-tenant laws change and vary by city and county within a state. Verify current rules with your state, your local court, or a free legal-aid office before acting. If you are facing eviction, contact a local tenant attorney or legal-aid organization right away.

Renting? Protect your belongings — compare renters insurance at Home Insure Guide. Divorce involving a lease? See Divorce Help Guide. Unsafe housing / toxic mold injury? Some cases qualify — see Mass Tort Info.