Oregon’s 2026 rent increase laws cap most raises at 9.5% for qualifying residential tenancies, calculated as the lesser of 10% or 7% plus the Consumer Price Index (CPI) of 2.5%.
This statewide stabilization program, effective since 2019 under ORS 90.323, applies to buildings over 15 years old and limits increases to once per 12 months with 90 days’ written notice. Tenants gain predictability amid housing costs, while exemptions protect new builds and nonprofits.
Maximum Increase Rates
For standard residential rentals (apartments, houses) under ORS 90.323, landlords cannot exceed 9.5% in 2026. Mobile/manufactured home parks and floating home marinas with over 30 spaces face a flat 6% cap per HB 3054. Smaller parks (30 or fewer spaces) also max at 9.5%, but all require clear notice specifying the calculation. No increases allowed in a tenant’s first year of occupancy.
Notice Requirements
Landlords must deliver written notice at least 90 days before hikes, detailing the dollar amount, percentage, and base rent—emailed or posted notices suffice if tenants consent. For month-to-month tenancies, this starts the clock; fixed-term leases need end-of-term alignment. Violations void the increase, exposing owners to tenant claims for excess payments plus attorney fees.
Exempt Properties
- New construction:Â Buildings under 15 years old (from certificate of occupancy) escape caps.
- Owner-occupied duplexes:Â If the owner lives in one unit.
- Affordable housing:Â Subsidized or nonprofit units serving low-income residents.
- Week-to-week tenancies:Â No cap, but habitability rules apply.
- Substantially rehabilitated:Â Major renovations (15%+ value) reset the 15-year clock.
Tenant Rights and Protections
Tenants can challenge illegal hikes via small claims court or Oregon DOJ mediation, recovering up to twice the overcharge. No retaliation allowed for disputing increases—evictions within 90 days post-complaint trigger “just cause” scrutiny.
HB 3521 (effective 2026) mandates detailed records for habitability notices, tying maintenance to rent stability. Electronic payments optional; opt-outs required without fees.
Landlord Responsibilities
Owners must maintain habitable conditions (heat, plumbing, no pests) or face rent abatement/withholding. Rent increases cannot offset repair costs directly—tenants get 7-day fixes for emergencies. Document everything; DAS publishes annual CPI data by September 30 for transparency.
Enforcement and Penalties
Tenants report violations to local housing authorities or Community Alliance of Tenants; fines reach $2,500 per breach. 2026 updates via HB 3521 strengthen documentation, allowing courts to presume bad faith without records. DOJ tracks complaints statewide, prioritizing repeat offenders.
Recent Changes
HB 3054 separated mobile home caps at 6%, responding to park evictions. The 10% hard cap (added 2023) prevents CPI spikes from exceeding double digits, down from 14.6% peaks. No major 2026 overhauls beyond notice tweaks; advocacy eyes further relocation aid.
Strategies for Tenants
- Review notices for cap compliance; use DAS CPI calculator.
- Negotiate via writing; cite market comps if under rent-controlled.
- Join tenant unions like OSTA for legal clinics.
- Document issues pre-hike to link habitability defenses.
Landlord Tips
Consult attorneys for exemptions; bundle increases with verified improvements. Use templates from Multifamily NW for compliant notices. Track occupancy dates—12-month rule resets per tenant, not calendar.
SOURCES:
- https://www.oregon.gov/das/oea/pages/rent-stabilization.aspx
- https://apps.oregon.gov/oregon-newsroom/OR/DAS/Posts/Post/2026-Rent-Stabilization-Percentages
