Beaverton OR rent increase 2026 Oregon’s statewide rent stabilization law (ORS §90.323, amended by SB 611 2023) caps annual rent increases at 9.5% in 2026 for covered Beaverton buildings (built 2010 or earlier). No local rent control. Nike World Headquarters (1 Bowerman Drive; ~44,000 global employees / ~12,000–15,000+ in metro) is Beaverton’s largest single employer. Washington County. 90-day advance written notice required before any increase (ORS §90.600). Just-cause eviction applies after 12 months. No statutory deposit cap; 31-day return. All Beaverton evictions: Washington County Circuit Court, 150 N First Ave, Hillsboro OR 97124.

Oregon statewide rent stabilization — ORS §90.323 / SB 611 (2023)

Oregon became the first state in the United States to enact statewide rent stabilization in 2019 (HB 2001/SB 608), a milestone that distinguishes Oregon’s landlord-tenant landscape from most of the country. Unlike California’s AB 1482 (which set a static 5%+CPI cap) or New York’s RSL system (locality-by-locality), Oregon’s formula is recalculated annually by Oregon Housing and Community Services (OHCS) based on the prior year’s Portland-Salem CPI-U for All Urban Consumers.

SB 611 (2023) revised the formula from the original 2019 structure, codified at ORS §90.323:

• Annual cap formula: 7% + Oregon CPI-U, maximum 10%.
• 2026 cap: 9.5% (7% + 2.5% CPI-U).
• Building age threshold: Applies to buildings whose certificate of occupancy was issued more than 15 years before the calendar year. For 2026, buildings built in 2010 or earlier are covered.
• Exempt buildings: New construction (CO issued 2011 or later); owner-occupied properties with 4 or fewer units where the owner lives; federally subsidized units (Section 8 HAP, LIHTC, etc.).
• Frequency limit: Rent may increase no more than once per 12-month period per tenant (ORS §90.600(2)).

90-day notice requirement — ORS §90.600(11)

Oregon’s 90-day advance notice requirement is one of the longest mandatory lead times in the country. For Beaverton landlords, this means:

• A rent increase notice mailed or delivered January 1 is not effective until April 1 at the earliest.
• The notice must be in writing, state the new rent amount, and state the effective date.
• If the notice period is shorter than 90 days, the entire notice is legally void and must be re-served — there is no cure by shortening the increase amount.

Compare: Texas requires only 30-day notice for month-to-month rent increases; North Carolina requires no statutory minimum (30 days best practice); California requires 30-day notice for increases under 10% and 90-day for increases over 10%. Oregon’s 90-day floor applies to all rent increases regardless of amount.

Comparison: Oregon vs. neighboring states

Oregon just-cause eviction — ORS §90.427 / HB 2001

Oregon’s just-cause eviction law (enacted 2019 via HB 2001, codified at ORS §90.427) restricts a landlord’s ability to terminate a residential tenancy once the tenant has lived in the unit for 12 months or more. Before the 12-month mark, a landlord may terminate a fixed-term tenancy at expiration for any or no reason.

After 12 months: for-cause terminations

Landlords may terminate for the following tenant-fault reasons:

• Non-payment of rent: 72-hour notice (first offense); 6-day no-cure notice (second within 12 months).
• Material breach of the rental agreement: 30-day notice with opportunity to cure within 14 days.
• Substantial damage to the property: 10-day termination notice without cure right (ORS §90.392(4)).
• Nuisance / substantial interference: 10-day termination notice.
• Drug manufacturing/delivery on premises: 24-hour notice.
• Criminal conviction with victim on property: 24-hour notice.

After 12 months: no-fault terminations (qualifying reasons + relocation assistance)

Landlords may terminate without tenant fault only for the following reasons, and must pay one month’s rent in relocation assistance (ORS §90.427(8)):

• Landlord or landlord’s immediate family member will occupy the unit as a primary residence.
• Demolition of the dwelling.
• Conversion to a non-residential use.
• Substantial rehabilitation that cannot proceed with the tenant occupying the unit.
• Sale of the property to a buyer who will occupy as a primary residence (with buyer’s signed statement).
• Local or state government requires vacation of the unit.

In all no-fault qualifying cases, the landlord must provide 90 days’ written notice and pay one month’s rent on or before the termination date. If the relocation payment is not made, the termination notice is void and the landlord must re-serve with the payment simultaneously.

Note: The City of Portland has expanded no-fault relocation assistance to three months’ rent under Portland’s Renter Relocation Assistance policy. Beaverton is NOT in Portland city limits and follows only the statewide one month’s rent requirement.

Security deposit rules — ORS §90.300

Oregon has no statutory cap on residential security deposit amounts (ORS §90.300(1)). Beaverton landlords may charge any deposit amount, though market practice is typically one to one-and-a-half months’ rent. The key obligations are:

Deposit accounting and return

• Landlords must provide the tenant a written receipt acknowledging the deposit amount and its terms at or before move-in.
• Deposits must be returned within 31 calendar days after the tenant both surrenders possession and provides a forwarding address. Both triggers must occur — the 31-day clock does not start until the later of the two events.
• The landlord must accompany any partial return with an itemized written accounting of all deductions (labor hours and rate for repairs; receipts for materials and services).
• If the landlord fails to return or account within 31 days: the landlord forfeits the right to retain any portion of the deposit.
• Wrongful withholding: tenant is entitled to twice the amount wrongfully withheld plus attorney fees (ORS §90.300(14)).

Non-refundable fees — ORS §90.302

Oregon allows non-refundable fees (e.g., pet fee, cleaning fee) only if:

1. The fee is clearly labeled as non-refundable in the rental agreement.
2. The tenant separately agrees in writing to the fee’s non-refundable nature.
3. The fee is reasonable relative to the cost of the associated service or damage risk.

A “security deposit” disguised as a “non-refundable move-in fee” without proper documentation is treated as a security deposit subject to ORS §90.300 return obligations. Beaverton courts and Oregon legal aid organizations challenge these characterizations routinely.

Major employers driving Beaverton OR rental demand

Nike World Headquarters

Nike, Inc. (1 Bowerman Drive, Beaverton OR 97005) is the world’s largest athletic footwear and apparel company and Beaverton’s defining employer. The World Headquarters campus — comprising more than 400 acres and dozens of buildings named after Nike athletes — employs approximately 44,000 people globally, with an estimated 12,000–15,000+ based in the Portland metro area.

Nike roles span product design, advanced materials research, marketing, data analytics, legal, finance, supply chain management, and technology. Compensation is consistently above Oregon market averages: software engineers $140,000–$250,000+; supply chain managers $100,000–$175,000+; product designers $90,000–$160,000+; attorneys/legal staff $130,000–$250,000+. The workforce skews heavily toward young professionals and dual-income households without children, driving sustained demand for 1BR and 2BR apartments within a 3–5-mile radius of campus.

Nike’s campus is located within Beaverton city limits; workers can walk, bike, or take the MAX to the campus from numerous Beaverton neighborhoods. The Beaverton Central MAX station is approximately 1.5 miles from the Nike campus entrance.

Intel Corporation — Hillsboro Campus

Intel’s Oregon operations, centered at the Ronler Acres campus (2501 NW 229th Ave, Hillsboro OR), represent Intel’s largest single campus in the world with approximately 20,000–25,000+ employees in semiconductor fabrication (Fabs D1X, D1D, HS3), research and development, and corporate functions. Hillsboro is approximately 8 miles west of central Beaverton via OR-8 / Tualatin Valley Hwy or MAX Blue Line.

Many Intel employees choose Beaverton over Hillsboro for its denser urban amenities, superior restaurant and retail options, and MAX rail access to Portland proper. Intel engineering roles pay $120,000–$200,000+; facilities and manufacturing technicians $70,000–$120,000+. Intel has made major capacity expansion announcements in Oregon that are expected to add thousands of jobs over the coming decade, sustaining long-term rental demand pressure on the Hillsboro-Beaverton corridor.

Providence St. Vincent Medical Center

Providence St. Vincent Medical Center (9205 SW Barnes Rd, Portland OR 97225), located on the Beaverton-Portland border, is a 508-bed Level II Trauma Center and one of Oregon’s largest hospitals. St. Vincent employs approximately 5,000–7,000 healthcare workers including physicians, nurses, allied health professionals, and support staff. Healthcare workers across all levels — from registered nurses ($80,000–$130,000+) to hospitalists ($300,000–$500,000+) — constitute a significant share of Beaverton’s rental market, particularly for 2BR and 3BR units in neighborhoods accessible to OR-8 and the Barnes Road corridor.

Beaverton School District

The Beaverton School District (BSD), Oregon’s second-largest school district, serves approximately 40,000 students and employs over 5,000 staff across 53 schools. BSD employees are a consistent source of rental demand for 1BR and 2BR units near school corridors; teacher compensation ranges from $44,000 (starting) to $90,000+ (experienced). BSD’s Aloha High School, Southridge High School, and Beaverton High School serve high-growth enrollment areas that continue to attract families to the district, sustaining SFR rental demand from families who cannot afford to purchase.

Eviction process in Beaverton / Washington County OR

All residential evictions for properties located within Beaverton city limits (and unincorporated Washington County west of Portland) are filed at the Washington County Circuit Court (150 N First Ave, Hillsboro OR 97124; phone (503) 846-8888). There is no separate courthouse in Beaverton. Oregon eviction actions are called Forcible Entry and Detainer (FED).

Step 1: Written 72-hour notice to pay or vacate

For non-payment of rent, serve a written 72-hour (3-day) notice to pay all rent due or vacate the premises (ORS §90.394(1)). Oregon’s 72-hour notice does include a cure right — if the tenant pays the full balance owed within 72 hours, the eviction cannot proceed for that episode. Deliver the notice personally to the tenant or to any adult member of the household; if no adult is present, post on the door in a conspicuous place.

Second non-payment within 12 months: On the second or subsequent non-payment within any rolling 12-month period, the landlord may serve a 6-day (144-hour) notice to vacate without a cure right (ORS §90.394(3)). The tenant has no option to pay and stay; the notice must be followed by a FED filing if the tenant does not voluntarily vacate.

Step 2: File FED complaint at Washington County Circuit Court

After the 72-hour (or 144-hour) period expires without payment or vacation, file a Forcible Entry and Detainer (FED) complaint at the Washington County Circuit Court Civil Division (150 N First Ave, Hillsboro OR 97124). The court schedules a hearing date within 6 calendar days of filing under ORS §105.135(1). Filing fee is approximately $88 for a residential FED.

Step 3: FED hearing

Both parties appear before a circuit court judge. The landlord must present the rental agreement, the ledger of unpaid rent, and proof of proper service of the 72-hour notice. If the landlord prevails, the court enters a judgment for restitution of the premises and a monetary judgment for unpaid rent, court costs, and (if lease provides) attorney fees.

Step 4: Appeal period and writ of execution

The tenant has 10 calendar days to appeal the judgment to the Court of Appeals or to request a jury trial (ORS §46.475). After the appeal period passes without appeal (or after a final judgment on appeal), the court issues a writ of execution directing the Washington County Sheriff to restore possession to the landlord. Sheriff lockout typically occurs within 3–7 business days of writ issuance. Total uncontested timeline: approximately 3–4 weeks from expiration of the 72-hour notice to lockout.

Self-help eviction is prohibited

Changing locks, removing the tenant’s belongings, terminating utilities (gas, electricity, water), or any other act designed to constructively force the tenant out without a court writ violates ORS §90.375. Beaverton landlords who engage in self-help are liable for actual damages (including the tenant’s hotel and moving costs) plus up to two months’ periodic rent — in addition to the tenant’s attorney fees.

2026 rent ranges by Beaverton neighborhood

Beaverton rents average approximately 10–15% below close-in Portland neighborhoods (e.g., Hillsdale, Raleigh Hills) and 5–15% above Hillsboro, reflecting superior walkability, retail access, and MAX connectivity. The Nike campus proximity premium adds 10–20% to units within 2 miles of Bowerman Drive compared to comparable units in Rock Creek or Aloha.

10 costliest Beaverton OR landlord compliance mistakes

1. Exceeding the 9.5% cap: Raising rent by 10% or more on a covered building (CO issued 2010 or earlier) violates ORS §90.323. The increase is void; the tenant may pay the old rent without default. Oregon OHCS announces the exact cap each year — confirm before serving any notice.
2. Giving less than 90 days' notice: A 30-day or 60-day rent increase notice is legally void under ORS §90.600(11). The entire notice must be re-served with the correct 90-day lead time, delaying the effective date further.
3. Raising rent twice in 12 months: ORS §90.600(2) prohibits more than one increase per 12-month period per tenant. A second increase attempted within 12 months of the last is void regardless of amount.
4. Missing the 31-day deposit return: Oregon's 31-day window (not 30 days — note the extra day) runs from both surrender of possession AND a forwarding address being provided. Missing either trigger means the clock has not started. Missing the deadline forfeits all deductions plus 2× wrongful withholding penalties and attorney fees.
5. No-fault eviction without relocation assistance: Terminating a 12-month+ tenant for owner move-in, demolition, or remodel without simultaneously paying one month's rent renders the termination notice void (ORS §90.427(8)). The landlord must re-serve with payment in hand.
6. Assuming new construction exemption without verifying CO date: The 15-year threshold runs from the certificate of occupancy, not the building permit date, lease signing, or renovation date. A 2010 building lost exemption status in 2025; verify records before assuming exemption.
7. Ignoring just-cause requirements after 12 months: Attempting to evict a 12-month+ tenant for a reason not listed in ORS §90.427 (e.g., "not renewing lease" without a qualifying reason) is a violation of Oregon just-cause eviction law. The notice is void; tenant may sue for wrongful eviction.
8. Non-payment: missing the second-offense 6-day no-cure rule: On the first late rent, using a 6-day notice is improper (first offense requires the 72-hour cure opportunity). On the second offense, failing to use the 6-day no-cure notice means the tenant can pay and stop the eviction again. Know which offense number you are on.
9. Self-help eviction actions: Changing locks or cutting utilities on a Beaverton tenant without a court writ violates ORS §90.375 — up to 2 months' rent plus actual damages and attorney fees. Washington County courts enforce this penalty consistently.
10. SCRA failure for military tenants: Beaverton is near multiple Army Reserve and Oregon Air National Guard units. Any tenant who receives activation orders or deploys may terminate a lease under the Servicemembers Civil Relief Act (SCRA §3955) with 30 days' notice after receipt of orders. Do not pursue early termination fees for SCRA terminations.

Beaverton landlord compliance checklist (2026)

1. Verify building certificate of occupancy date: if 2010 or earlier, the 9.5% statewide cap applies to all rent increases in 2026.
2. Calculate the maximum allowable increase: current rent × 9.5% = cap. Confirm exact cap at OHCS.oregon.gov before any notice.
3. Serve rent increase notice at least 90 days before the desired effective date in writing — ORS §90.600(11).
4. Track the 12-month period since the last increase: never serve a second increase before 12 months have elapsed — ORS §90.600(2).
5. Collect deposit documentation: receipt, forwarding address form at move-in, itemized move-in inspection with dated photos.
6. Return deposit within 31 calendar days after both possession is surrendered AND forwarding address is received — ORS §90.300.
7. For tenants with 12+ months of occupancy: any no-fault termination requires a qualifying reason, 90-day notice, AND one month's rent relocation payment on or before termination date — ORS §90.427(8).
8. For non-payment (first offense): serve 72-hour written notice; wait the full 72 hours; file FED at Washington County Circuit Court (Hillsboro) after expiration unpaid.
9. For non-payment (second offense within 12 months): serve 6-day no-cure notice; file FED after 6 days without vacating.
10. Bring to FED hearing: signed rental agreement, rent payment ledger, proof of notice service (certified mail receipt or affidavit of posting), and two copies of all documents.
11. Review lease for compliant non-refundable fee language: must be explicitly labeled non-refundable and separately acknowledged — ORS §90.302.
12. Verify SCRA eligibility before pursuing any early termination fee for a departing tenant claiming military orders.

Frequently asked questions