Oregon Landlord-Tenant Law 2026 Complete Guide: ORS Chapter 90 Security Deposits, Just-Cause Eviction, 9.5% Rent Cap, and the FED Process

1. ORLTA Coverage — Which Tenancies, Which Properties

Oregon's Residential Landlord and Tenant Act (ORS 90.100 through 90.875) applies to all residential rental agreements in Oregon unless specifically excluded by statute. Unlike Tennessee's TRLTA (which applies only in counties over 75,000 population) or Arizona's ARLTA (which applies only in cities and towns above a population threshold), Oregon's ORLTA has statewide, universal coverage — it applies in rural Harney County and in downtown Portland equally.

1a. Properties and tenancies EXCLUDED from ORS Chapter 90

For the vast majority of Oregon landlords — anyone renting a house, apartment, duplex, condo, ADU, or room in a private dwelling for 30+ days — ORS Chapter 90 applies in full. This includes single-family homes (though some ORS §90.323 rent-cap and ORS §90.427 just-cause provisions have single-family exemptions with proper written notice under ORS §90.303).

2. Security Deposits — ORS §90.300

Oregon's security deposit rules are among the most tenant-protective in the western United States. Landlords who mishandle deposits — by collecting too much, returning too late, or failing to provide written documentation — face mandatory 2× penalties and attorney-fee exposure.

2a. Deposit cap: 1.5× monthly rent

Under ORS §90.300(2)(b), a landlord may not collect security deposits in any form — including pet deposits — that in total exceed 1.5 times one month's rent. Pet deposits are not treated as a separate category; they count toward the cap. If the monthly rent is $1,800, the maximum security deposit is $2,700 regardless of whether the tenant has a pet. If a tenant has a dog and the landlord wants additional protection, the landlord may require a higher rent rather than a deposit exceeding 1.5×.

Prepaid rent (e.g., last month's rent collected at move-in) is treated separately under ORS §90.300(2)(c): the combined total of all security deposits plus any prepaid rent may not exceed 2.5 times one month's rent. If the landlord collects 1.5× security deposit and 1 month's prepaid last-month's rent, that equals exactly 2.5× — the maximum.

2b. Written receipt within 2 weeks

ORS §90.300(3) requires the landlord to provide the tenant with a written receipt for any security deposit within 14 days of receiving it. The receipt must state: the amount deposited, the purpose (security deposit, pet deposit), the terms under which the deposit will be applied or returned, and the conditions that could result in deductions. Landlords who use a written lease with a deposit clause that incorporates this information may treat the signed lease as the receipt, but a standalone receipt is best practice.

2c. 31-day return deadline

After the tenancy ends and the tenant surrenders possession of the premises, ORS §90.300(7)(a) gives the landlord 31 calendar days to either: (a) return the full deposit by first-class mail or personal delivery; or (b) return any undisputed portion of the deposit and provide a detailed written accounting of all deductions. The 31-day clock begins on the later of the date the tenancy terminates or the date the tenant delivers actual possession (returns keys, removes belongings).

The written accounting must itemize each deduction separately, state the dollar amount, describe the specific damage or unpaid obligation, and reference the relevant lease provision or statutory authority. A vague line item like "cleaning — $450" without description of what was cleaned and why is insufficient.

2d. Allowable deductions

• Unpaid rent through the end of the tenancy
• Cleaning costs to restore the unit to its move-in condition (beyond normal wear and tear)
• Damage caused by the tenant, authorized occupants, or pets, beyond normal wear and tear
• Unpaid utilities the tenant was responsible for under the lease
• Any other amount specifically authorized by ORS §90.300 or the signed lease agreement

NOT deductible: Normal wear and tear — routine carpet pile compression, minor wall scuffs, light fading of paint, standard aging of fixtures. Oregon courts look to the move-in checklist when evaluating wear and tear disputes; if the landlord did not document a pre-existing condition, the tenant gets the benefit of the doubt.

2e. The 2× willful-failure penalty

Under ORS §90.300(14), if the landlord willfully fails to return the deposit or provide the accounting within 31 days, the tenant may bring an action to recover: twice the amount wrongfully withheld, plus reasonable attorney fees and court costs. Oregon courts have interpreted "willful" to require knowledge of the obligation combined with intentional non-compliance — it is distinct from mere negligence. A landlord who was confused about the deadline, or who inadvertently missed it by a few days due to a genuine miscalculation, may avoid the 2× multiplier but still owes the deposit plus actual damages. Treat the 31-day deadline as non-negotiable.

3. Move-In Inventory and Pre-Move-Out Inspection — ORS §90.302

Two inspection procedures under ORS Chapter 90 are critical for deposit disputes and are frequently neglected by small landlords.

3a. Move-in written inventory (ORS §90.300(5))

At the commencement of the tenancy, the landlord must provide the tenant with a written inventory of the condition of the rental unit and any furnishings. The inventory must describe the condition of the premises at move-in, room by room, including walls, floors, fixtures, appliances, and any pre-existing damage. Both parties should sign the inventory. The signed inventory becomes the baseline against which move-out conditions are measured.

If the landlord fails to provide a move-in inventory and later attempts to withhold deposit funds for damage, the tenant can argue — successfully in most Oregon courts — that the alleged damage was pre-existing. The move-in inventory is the landlord's primary protection against "I didn't make that hole in the wall" disputes.

3b. Pre-move-out inspection (ORS §90.302)

Oregon's pre-move-out inspection right is one of the most tenant-friendly provisions in any state landlord-tenant law. Under ORS §90.302:

• Before the end of the tenancy, the tenant may request a pre-move-out inspection of the unit.
• The landlord must conduct the inspection at a mutually agreed-upon time within the 7 to 30 days before the tenancy ends.
• At the inspection, the landlord must give the tenant a written statement identifying any conditions that, if not corrected by move-out, would result in deductions from the security deposit.
• The tenant then has the opportunity to correct those conditions before vacating, thereby preserving the full deposit.
• If the landlord refuses to conduct a timely pre-move-out inspection after the tenant's request, the landlord waives the right to make deductions for any conditions that could have been identified at the inspection.

For landlords: always conduct the pre-move-out inspection when requested and document the session with photographs. A well-documented pre-inspection eliminates most post-move-out deposit disputes.

4. Statewide Rent Cap — ORS §90.323 (SB 611): 9.5% for 2026

Oregon became the first state in the U.S. to enact statewide rent control when Governor Kate Brown signed SB 608 on February 28, 2019. Senate Bill 611 (signed July 27, 2021, effective January 1, 2022) updated the formula from a flat 7% cap to the current inflation-indexed variable rate.

4a. The 9.5% cap for 2026

For rent increases taking effect between January 1 and December 31, 2026, the maximum annual increase on covered units is 9.5%. The formula: the lesser of (a) 10% or (b) 7% plus the 12-month change in CPI-U West through September 2025 (approximately 2.5%). Oregon Housing and Community Services (OHCS) announces the cap each October.

4b. Coverage and exemptions

The cap applies to all Oregon residential rental units except:

• 15-year new-construction exemption: any unit where the certificate of occupancy was issued within the prior 15 years. For 2026 increases, buildings with a first CoC issued on or after January 1, 2011 are exempt.
• Single-family home / condo exemption (ORS §90.303): where the landlord has provided the tenant a separate written notice before the tenancy begins, advising the tenant that the specific unit is not subject to ORS §90.323 and ORS §90.427.
• Government-subsidized housing with rents regulated by a government program.
• Manufactured homes and floating homes (governed by ORS §§90.505–90.840).

For a full analysis of the cap formula, exemptions, and the Portland RROA interaction, see Oregon SB 611 2026: 9.5% Rent Cap Complete Guide.

4c. Dollar impact at common Portland rent levels

Penalty for above-cap increases (ORS §90.323(7)): A rent increase notice that exceeds the cap is unenforceable to the extent it exceeds the cap. The tenant may pay only the lawful maximum and is not in default for refusing to pay the excess. The landlord may not evict for nonpayment of an above-cap amount. A tenant who has paid above-cap rent may sue to recover: (a) the excess amounts paid; (b) three months' rent as a mandatory civil penalty; (c) attorney fees. The 3-months'-rent penalty is mandatory and non-discretionary.

5. 90-Day Rent Increase Notice — ORS §90.220(7)

Oregon SB 608 (2019) extended the required advance notice for rent increases in month-to-month tenancies from 30 days to 90 days. This is among the longest rent increase notice requirements in any state in the U.S.

5a. When 90 days is required

The 90-day advance written notice requirement applies to all rent increases in month-to-month residential tenancies, regardless of the size of the increase. Even a 1% increase requires 90 days' advance written notice. The notice must state the new rent amount and the effective date. The rent increase cannot take effect sooner than the 90th day after the notice is served.

5b. Fixed-term (lease) tenancies

For fixed-term tenancies (leases with a defined end date), the rent may not be increased during the lease term. At renewal, the landlord may propose a new rent for the renewed term. The 90-day advance notice rule does not strictly apply to end-of-term renewals, but best practice is to give the tenant at least 90 days' notice before the lease end date if the renewal will include a higher rent, so the tenant has adequate time to decide whether to renew.

5c. Once-per-12-months limit

ORS §90.323(1)(a) limits rent increases to once per 12-month period per unit. A landlord who raises rent in February 2026 may not raise rent again until February 2027, regardless of how much was raised in February. The 12-month restriction applies even to exempt units under the cap if the landlord gave proper ORS §90.303 disclosure — Oregon courts have generally applied the 12-month rule broadly.

5d. How to serve a valid rent increase notice

Under ORS §90.155, rent increase notices may be delivered by:

• Personal delivery to the tenant at the premises (counts as received same day)
• First-class mail (add 3 days to the required notice period — serve 93 days in advance)
• Electronic means (email, text) only if the tenant has executed a prior written agreement to accept notices electronically

6. Just-Cause Eviction — ORS §90.427

ORS §90.427, enacted by SB 608 in 2019, fundamentally changed Oregon eviction law. Before SB 608, Oregon landlords could terminate a month-to-month tenancy at will with 30 days' notice, for any reason or no reason. After SB 608, after a tenant has continuously occupied a dwelling unit for 12 months, the landlord may not terminate without a qualifying just cause.

6a. First 12 months: no-cause terminations permitted

During the first 12 months of continuous occupancy, an Oregon landlord may terminate a month-to-month tenancy without cause by giving 30 days' written notice (ORS §90.427(3)(a)). For week-to-week tenancies during the first year, a 10-day no-cause notice is sufficient. After the 12-month mark, the just-cause framework applies and no-cause terminations are largely prohibited (or require relocation assistance).

6b. After 12 months: enumerated just causes

Oregon classifies just causes as for-cause (tenant at fault) and no-fault (tenant not at fault but landlord has a qualifying reason):

For-cause grounds (tenant fault)

No-fault grounds (landlord at fault — relocation assistance required)

For any no-fault termination after 12 months, the landlord must give 90 days' written notice AND pay the tenant one month's current rent as relocation assistance at the time the notice is served. Failure to tender the relocation assistance payment with the notice renders the notice void. No-fault grounds include:

• Demolition of the dwelling unit (ORS §90.427(5)(b)(A))
• Substantial renovation requiring the unit to be vacated for 90+ days (ORS §90.427(5)(b)(B))
• Conversion to non-residential use (ORS §90.427(5)(b)(C))
• Sale to a buyer who intends to occupy the unit as a primary residence (ORS §90.427(5)(b)(D))
• Qualifying owner or immediate family member move-in (ORS §90.427(5)(b)(E))
• Any other no-fault termination where the landlord cannot show tenant fault (ORS §90.427(5)(b)(F))

Important: A landlord who terminates for renovation or owner move-in, receives the relocation assistance and relocates the tenant, and then does not actually complete the renovation or move in within 90 days of the tenant vacating may be liable to the tenant for up to 3 months' rent under ORS §90.427(12). Oregon courts have found bad-faith no-fault terminations actionable.

7. FED Eviction Process — Oregon Circuit Court

Oregon residential evictions are processed as Forcible Entry and Detainer (FED) actions under ORS 105.105 through 105.168, filed in the county Circuit Court (or Justice Court for smaller claims). Oregon does not have a specialized housing court system like New York City Housing Court — FED cases are a civil track within the general Circuit Court.

7a. Step-by-step FED process

1. Serve the required written notice. For nonpayment: 72-hour pay-or-quit (ORS §90.394). For material breach: 30-day cure notice (ORS §90.392). For substantial breach/criminal activity: 24-hour no-cure notice (ORS §90.396). For no-fault just-cause termination (after year 1): 90-day notice + 1-month relocation assistance payment (ORS §90.427(5)).
2. Notice period expires without compliance. If the tenant neither pays the outstanding rent, cures the breach, nor vacates the premises within the notice period, the landlord may proceed.
3. File FED Complaint. File a Complaint for Forcible Entry and Detainer at the county Circuit Court clerk. Filing fees: approximately $88–$124 for residential FED (varies by county). The complaint must state the grounds for termination and attach the notice.
4. Court issues Summons. The court clerk issues a Summons requiring the tenant to appear or respond within 7 to 10 days. The Summons and Complaint are served on the tenant by the county sheriff or a licensed process server.
5. Hearing. FED hearings are civil bench trials before a Circuit Court judge. Most uncontested nonpayment hearings take 10–20 minutes. If the landlord proves the case, the court enters a Judgment for Restitution of Premises (possession) and may also award unpaid rent and costs as a money judgment.
6. 10-day appeal period. The tenant has 10 days from the judgment to appeal to the Court of Appeals. Appeals stay the writ if the tenant posts a supersedeas bond. Most tenants do not appeal.
7. Writ of Execution. After the 10-day appeal period passes (or the appeal is resolved in the landlord's favor), the clerk issues a Writ of Execution for Possession.
8. Sheriff lockout. The landlord presents the writ to the county sheriff, who schedules and supervises the physical lockout of the tenant. Sheriff lockouts in major Oregon counties typically occur within 24–72 hours of the writ's issuance.

7b. Timeline by county

7c. Self-help eviction: strictly prohibited

ORS §90.375 prohibits self-help eviction — changing locks, removing the tenant's belongings, shutting off utilities, or removing doors and windows to force a tenant out — without a court order. A landlord who engages in self-help eviction is liable to the tenant for 2× actual damages or 2× monthly rent, whichever is greater, plus attorney fees and costs. Oregon courts regularly award the full 2× penalty; some have awarded it even where the landlord had a legitimate underlying basis for termination but used improper self-help methods.

8. Habitability and Repair-and-Deduct — ORS §90.320 and §90.365

8a. Implied warranty of habitability (ORS §90.320)

Oregon landlords have a statutory duty to maintain rental premises in a habitable condition throughout the tenancy. ORS §90.320 specifies that habitable condition requires:

• Structurally sound roofs, walls, floors, stairways, and railings
• Weatherproofing and effective doors, windows, and locks
• Hot and cold running water at all times, connected to a sewage system
• Adequate heating facilities capable of maintaining 68°F during cold weather
• Electrical lighting and wiring in safe working condition
• Plumbing facilities in good working order
• Premises free from rodent and pest infestations
• Common areas (hallways, laundry, parking) maintained clean and in safe condition
• Garbage removal facilities or receptacles
• Working smoke alarms (installed and functional at move-in)
• Working carbon monoxide alarms where required by law (ORS §479.292)

8b. Repair-and-deduct (ORS §90.365)

If the landlord fails to make a required repair after proper notice, the tenant may use the repair-and-deduct remedy under ORS §90.365. The tenant must first give the landlord written notice specifying the needed repair and a reasonable time to fix it:

• Non-emergency repairs: at least 7 days' written notice
• Emergency repairs (lack of heat, water, dangerous electrical condition): notice period may be shorter — as little as 24 hours for emergency contractors

If the landlord does not make the repair within the notice period, the tenant may:

• Arrange the repair through a qualified contractor (ORS §90.365(1)(a))
• Submit two competitive bids if the repair will cost more than $300
• Deduct the actual, documented cost from the next month's rent

Oregon's repair-and-deduct ceiling: per individual repair, the lesser of $300 or one-half of one month's periodic rent. However, a tenant may apply repair-and-deduct to multiple qualifying repairs in a 12-month period up to a total of one month's rent (ORS §90.365(1)(b)). This is more generous than Tennessee's $200 absolute cap and more limited than California's 1-month-per-repair cap.

8c. Rent withholding and reduction

For substantial habitability failures that exceed the repair-and-deduct cap, the tenant may pursue rent withholding under ORS §90.360:

• Rent reduction: apply to Circuit Court for a court order reducing rent to reflect the diminished value of the uninhabitable unit
• Rent escrow: deposit rent into a court registry account; funds are released when the landlord makes the required repairs
• Lease termination: for material, unremedied habitability breaches, the tenant may terminate the tenancy on written notice under ORS §90.360(1)(a)

8d. Anti-retaliation (ORS §90.385)

A landlord may not retaliate against a tenant — by raising rent, reducing services, refusing to renew the lease, or threatening eviction — for: reporting habitability problems to a government agency; organizing a tenant union; exercising repair-and-deduct rights; or contacting a housing authority. Retaliation is presumed if the landlord takes adverse action within 180 days of protected activity; the landlord must then prove a non-retaliatory basis for the action. Remedy: the tenant may recover actual damages, punitive damages up to 3 months' rent, and attorney fees.

9. Entry Requirements — ORS §90.322

Under ORS §90.322(1), a landlord may not enter a tenant's dwelling unit except in the following circumstances, and generally with advance written notice:

9a. Standard (non-emergency) entry

For inspections, repairs, showings to prospective tenants or buyers, and other routine purposes, the landlord must give at least 24 hours' advance written notice. The notice must specify the purpose of the entry and the approximate time of entry. Entry must occur at a reasonable time — Oregon courts have generally applied the range of 8:00 AM to 9:00 PM as "reasonable hours," though ORS §90.322 does not specify hours explicitly.

9b. Emergency entry (no prior notice required)

In cases of genuine emergency — fire, flooding, severe water leak, gas leak, or other conditions that immediately threaten the health or safety of occupants or threaten substantial damage to the property — the landlord may enter without prior notice (ORS §90.322(1)(b)). The entry must be limited to the scope of the emergency.

9c. Entry without notice when tenant consents

The landlord may enter without prior notice if the tenant, at the time of entry, consents in person. The tenant's verbal consent at the door is sufficient. Written consent is not required but is best practice for documentation.

9d. Abandonment entry

If the landlord has reasonable belief that the tenant has abandoned the premises (ORS §90.425), the landlord may enter to inspect. The standards for what constitutes reasonable belief of abandonment are specified in ORS §90.425.

9e. Lockout and unlawful entry remedies

If the landlord unlawfully removes the tenant's belongings, changes the locks, or shuts off utilities without a court order (ORS §90.375), the tenant may seek injunctive relief and recover actual damages plus attorney fees, or elect a statutory remedy of 2× actual damages or 2× monthly rent (whichever is greater). These remedies are available immediately; the tenant does not need to wait for a full trial before obtaining a temporary injunction requiring the landlord to restore access.

10. Required Disclosures — ORS §90.220 and Federal Law

Oregon requires more disclosures at or before lease signing than most states. Missing a required disclosure can expose the landlord to liability and, in some cases, render the tenancy terminable by the tenant.

Oregon's mandatory disclosure form: Oregon Housing and Community Services publishes a model lease disclosure form that satisfies ORS §90.220. Landlords are not required to use the exact OHCS form, but must provide all required information in writing. Using the OHCS model form is highly recommended for small landlords.

11. Portland RROA — Relocation Assistance at >10%

Portland's Renter Relocation Assistance Ordinance (RROA), codified at Portland City Code 30.01.085, was adopted in 2018 and survives as an important layer of tenant protection even as state law has grown more restrictive. The RROA applies to all residential rental units within Portland city limits — including buildings that are exempt from ORS §90.323's 9.5% rent cap.

11a. The 10% trigger

The RROA is triggered whenever a landlord increases rent by more than 10% within a rolling 12-month period. The 12-month period is calculated on a unit-by-unit basis; what matters is the cumulative increase on the specific unit, not increases applied to other units in the building.

11b. Relocation assistance amounts

11c. Payment must accompany the notice

The relocation assistance payment must be tendered to the tenant at the same time the rent increase notice is served. A landlord who serves a 10.5% increase notice and says "I'll pay the relocation assistance later" has violated the RROA. The notice is void if the payment does not accompany it. The tenant is entitled to decline the increase and reject the payment, in which case the landlord must withdraw the notice.

11d. Why most Portland landlords cap increases at 9%

The RROA creates a strong economic incentive to stay below 10%. For a tenant with a 3+ year tenancy at $1,800/month:

• A 9.5% increase (maximum allowed by ORS §90.323 on a covered unit): no RROA triggered; additional rent is $171/month
• A 10.5% increase on a post-2011 exempt unit: RROA triggered; relocation payment = $1,800 × 3 = $5,400 at notice; additional rent is $189/month
• Break-even: $5,400 ÷ ($189 − $171) = 300 months — only financially rational if the tenant leaves within a month of receiving the notice

The math consistently favors a 9–9.5% increase over any above-10% increase for established tenancies. For a full analysis of the RROA including exemptions and the Portland Bureau of Development Services enforcement mechanism, see Portland RROA 2026: Relocation Assistance Guide.

12. Portland, Salem, Eugene, and Bend Rental Markets 2026

12a. Portland metro

Portland is Oregon's largest city and rental market, with approximately 650,000 residents in the city proper and 2.5 million in the metro area. Portland's rental market is defined by its tech and corporate campuses 10–20 miles west (Intel, Nike), its large healthcare and university employers (OHSU), and an ongoing net outmigration of residents to suburbs and other states that has put modest downward pressure on rents since their 2022 peaks.

Major Portland-area employers driving rental demand:

• Intel Ronler Acres (Hillsboro) — Oregon's largest private-sector employer; ~20,000 employees at the D1X/D1C fab campus, with ~$3B committed to Oregon fab expansion through 2026–2027; engineers earning $120K–$200K+ frequently rent in Portland's Pearl District, Northwest Portland, or Hillsboro/Beaverton
• Nike World Campus (Beaverton) — Nike's global headquarters employs ~11,000 in Beaverton; many employees rent in Portland's west side or in Washington County
• Oregon Health & Science University (OHSU) — ~17,000 employees; Marquam Hill campus; Portland's largest employer for healthcare workers; rental demand concentrated in SW Portland, Hillsdale, Multnomah Village, and Lake Oswego
• Providence Health & Services Oregon — ~13,000 Oregon employees across multiple Portland-area hospitals; Providence Portland Medical Center is a Level II Trauma center
• Daimler Trucks North America HQ — ~3,000 employees in North Portland Swan Island industrial area; DTNA is the US manufacturer of Freightliner, Western Star, and Mercedes-Benz trucks
• Precision Castparts (PCC) — Berkshire Hathaway subsidiary; ~5,000 Oregon employees; aerospace castings; SW Portland
• adidas North America HQ — ~800 HQ employees in North Portland; adjacent to Jeld-Wen baseball field
• Legacy Health — ~13,000 employees; Legacy Emanuel Medical Center (Level I Trauma — one of only two Level I trauma centers in Oregon)

Portland 1BR rent ranges (2026 estimate):

12b. Salem

Salem is Oregon's capital city and home to approximately 180,000 residents. State government employment — the Oregon Legislative Assembly, Governor's Office, and over 40 state agencies with a combined ~40,000 workers in the Salem metro area — creates stable, recession-resistant rental demand. Salem's relatively affordable rents compared to Portland attract state employees who accept the 45-mile commute.

Salem major employers:

• State of Oregon (all agencies) — ~40,000 state employees in the Salem-Keizer metro; largest single employer complex in the region
• Salem Health (Salem Hospital) — ~4,500 employees; Level II Trauma Center; only Level II in the mid-Willamette Valley
• Oregon State Hospital — ~1,700 employees; Oregon's primary psychiatric hospital; mental health workers cluster in close-in Salem neighborhoods
• Chemeketa Community College — ~22,000 students; ~1,000 employees; South Salem campus
• Willamette University — ~1,800 students + staff; adjacent to Capitol Mall; law school alumni drive professional rental demand
• NORPAC Foods and other Willamette Valley agribusiness — food processing anchors light industrial employment on the North Salem / Woodburn corridor

Salem 1BR ranges (2026):

• Downtown/Grant: $1,200–$1,700
• South Salem / Pringle Creek: $1,100–$1,600
• West Salem (Polk County): $1,100–$1,600
• Keizer (incorporated city, north Salem): $1,000–$1,450
• Woodburn (Marion County, 20 miles north): $950–$1,350

12c. Eugene

Eugene (Lane County) is Oregon's second-largest city at ~180,000 residents. The University of Oregon (~25,000 students + 7,000 employees) dominates the rental market, creating intense demand in campus-adjacent neighborhoods during academic year and seasonal vacancy softness in summer. The UO's growth in graduate programs and professional schools has steadily increased year-round occupancy.

Eugene major employers:

• University of Oregon — ~7,000 employees; ~25,000 students; Knight Campus (Phil Knight's $1B gift) is driving STEM enrollment growth and long-term market demand
• PeaceHealth Sacred Heart Medical Center — ~4,500 employees; Level II Trauma Center at the Riverbend campus (Springfield, adjacent)
• Oregon Research Institute / PeaceHealth Labs — research cluster in the west Eugene area
• Hynix Semiconductor and Sanmina — light manufacturing in west Eugene; ~1,500 combined employees

Eugene 1BR ranges (2026):

• Campus / Friendly Area (near UO): $1,200–$1,900 (peak demand Sep–May)
• South Eugene (Fairmount): $1,200–$1,700
• Downtown Eugene: $1,200–$1,700
• Springfield (contiguous city, Lane County): $1,000–$1,450
• West Eugene: $950–$1,350

12d. Bend

Bend (Deschutes County) is Oregon's fastest-growing major city at ~110,000 residents, fueled by a tech-and-lifestyle migration from the Bay Area and Seattle. Its median home price exceeded $600,000 in 2024–2026, pushing high-income renters into a market historically dominated by resort workers and outdoor recreation industry employees. Bend's rental market is seasonal (ski and cycling tourism inflate short-term competition) and bifurcated (high-end new builds vs. older stock).

Bend major employers:

• St. Charles Health System — ~3,500 employees; Level II Trauma Center at St. Charles Bend; only Level II in Central Oregon; large draw for medical professionals who rent
• Central Oregon Community College (COCC) — ~10,000 students; ~1,000 employees; Bend campus
• Brooks Sports / Petzl / KEEN Footwear — mid-size outdoor brands with Central Oregon operations or HQs
• Deschutes Brewery — Bend's flagship craft brewery; ~300 employees; large tourism draw
• Tech remote workers — estimated 15–20% of Bend renters are remote employees of Portland, Seattle, or Bay Area companies; high income but volatile occupancy (may relocate if employer mandates return-to-office)

Bend 1BR ranges (2026):

• Old Mill District / Downtown: $1,600–$2,400
• NE Bend (Reed Market corridor): $1,400–$2,100
• SW Bend (Larkspur / Shevlin): $1,500–$2,200
• East Bend (newer stock): $1,400–$2,000
• Redmond (20 miles north, Deschutes County): $1,200–$1,700

See also: Portland rent increase 2026 · Salem rent increase 2026 · Eugene rent increase 2026

13. Oregon vs. Neighboring States — Landlord-Tenant Comparison

14. 10 Most Costly Oregon Landlord Mistakes

1. Collecting a deposit over 1.5× monthly rent. Many Oregon landlords try to charge a separate "pet deposit" on top of the security deposit, believing it is a distinct category. It is not — all deposits combined must not exceed 1.5× rent. Collecting $200 too much in deposit can trigger a habitability or unlawful-deposit claim and expose the landlord to attorney fees.
2. Missing the 31-day deposit return deadline. The 31-day clock starts when the tenant surrenders possession, not when the lease term ends. Landlords who mail the accounting on day 32 or 33 face 2× penalty exposure even if the underlying deductions were fully justified.
3. Failing to provide a move-in inventory. Without a signed move-in inventory, any move-out damage claim becomes a credibility contest. Oregon courts consistently favor tenants in the absence of documentation. Photograph every room at move-in and have the tenant sign the inventory.
4. Giving only 30 days' notice for a rent increase. Oregon requires 90 days for month-to-month tenancies — a 30-day notice is void. The rent increase cannot take effect until the properly-noticed 90-day period expires. Landlords who try to enforce the increase before 90 days risk tenant withholding and habitability counterclaims.
5. Issuing a no-cause termination after 12 months without relocation assistance. A no-cause termination notice after a tenant has occupied for 12+ months is void under ORS §90.427 unless the landlord tenders one month's relocation assistance at the same time. Landlords who serve just the notice — planning to pay later — have served an unenforceable notice and must restart the clock with a new, accompanied notice.
6. Raising rent above the 9.5% cap on a covered unit. The penalty is mandatory: the tenant may recover 3 months' rent in a civil action, even if the tenant never paid the unlawful excess. There is no minimum period of overpayment required — the notice itself triggers liability.
7. Failing to give the ORS §90.303 written notice for a single-family home. A landlord who owns a single-family home and wants to use the rent-cap and just-cause exemptions MUST give the tenant the specific ORS §90.303 disclosure before the tenancy begins. Without it, the home is subject to the full 9.5% cap and just-cause framework just like a multi-unit apartment building.
8. Triggering Portland RROA with an above-10% increase without paying relocation assistance. Portland landlords who raise rent by 10.1% without simultaneously tendering the relocation assistance payment have served an invalid notice and are liable under RROA enforcement. The Bureau of Development Services enforces RROA and can assess civil penalties.
9. Conducting self-help eviction (changing locks, removing belongings, shutting off utilities). Self-help eviction is strictly prohibited by ORS §90.375, regardless of how egregious the tenant's behavior. The penalty — 2× actual damages or 2× monthly rent — is in addition to any injunctive relief. Courts have awarded this remedy even when the landlord had a legitimate underlying basis for eviction.
10. Retaliating against a tenant who reports habitability problems. ORS §90.385's anti-retaliation provision creates a presumption of retaliation for any adverse action within 180 days of protected tenant activity. A landlord who raises rent or refuses to renew a lease after the tenant complains to Portland Maintenance will face a retaliation defense in any subsequent eviction proceeding.

15. 10-Step Oregon Compliance Checklist

1. Before leasing: determine ORS §90.323 and §90.427 coverage. Is the building 15+ years old from first CoC? If yes: 9.5% cap and just-cause apply. If the unit is a single-family home or condo: prepare and serve the ORS §90.303 written disclosure before the tenancy starts to preserve the exemption.
2. Before leasing: prepare all required disclosures. Landlord name and address for notices (ORS §90.220(1)); utility meter identification (ORS §90.315); mold disclosure if applicable (ORS §90.220(8)(b)); flood hazard if in SFHA (ORS §90.220(8)(a)); lead paint for pre-1978 buildings (federal); carbon monoxide alarm certification (ORS §479.292).
3. At move-in: conduct and sign the move-in inventory. Photograph every room. Both landlord and tenant sign. Provide a copy to the tenant within 7 days (ORS §90.300(5)).
4. At move-in: collect only the lawful deposit. Security deposit + any pet deposit combined ≤ 1.5× monthly rent. Prepaid rent (if any) may be collected separately, bringing the total to a maximum of 2.5× monthly rent. Provide written receipt within 14 days (ORS §90.300(3)).
5. When raising rent: give 90 days' written notice for month-to-month tenancies. State the new rent amount, the effective date, and the basis for any claimed exemption from the cap. Serve by personal delivery or first-class mail (add 3 days for mail service). Raise rent no more than once per 12 months.
6. When raising rent above 9.5%: verify exemption or don't raise above cap. Above-cap increases on covered units trigger 3-months'-rent mandatory civil penalty. If the unit is exempt (post-2011 CoC; or SFH with ORS §90.303 notice): proceed, but in Portland cap the increase at 9.9% to avoid RROA.
7. After 12 months of occupancy: use only enumerated just causes for termination. For-cause: serve the correct notice (72-hour pay-or-quit; 30-day breach-and-cure; 24-hour no-cure). No-fault: serve 90-day notice with 1-month relocation assistance check attached. Never serve a bare no-cause notice after year one.
8. When entering the unit: give 24 hours' written notice for non-emergency entry. State the purpose and approximate time. Enter only during reasonable hours (generally 8 AM–9 PM). Document the notice and delivery method. For emergencies: enter and document immediately afterward.
9. Pre-move-out: offer and conduct the pre-move-out inspection (ORS §90.302). Conduct within 7–30 days before the tenant vacates if requested. Provide written list of items that would be deducted if not repaired. Give the tenant the chance to fix them. Document with photos.
10. After move-out: return deposit and/or provide accounting within 31 days. Day 1 = the day the tenant surrenders possession (returns keys). Return the full deposit or mail the itemized accounting with any partial return by day 31. Willful failure to meet the deadline = 2× withheld + attorney fees.

16. Frequently Asked Questions