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Gresham, OR · Multnomah County · ~115,000 Population · Oregon’s 4th Largest City · Oregon 9.5% Cap (2026) · ORS §90.323 / SB 611 · MAX Blue & Green Lines · COURTHOUSE IN PORTLAND (not Gresham) · 90-Day Increase Notice · Just-Cause After 12 Months

Gresham OR rent increase 2026 Oregon’s statewide rent stabilization law (ORS §90.323 / SB 611 2023) caps annual rent increases at 9.5% in 2026 for covered Gresham buildings (certificate of occupancy 2010 or earlier). Gresham is Multnomah County — all evictions file at Multnomah County Circuit Court in Portland (1021 SW Fourth Ave, Portland OR 97204), not at any Gresham facility. Oregon’s 4th largest city (~115,000 pop); MAX Blue/Green Line to downtown Portland 20–30 min; Mount Hood Community College (~7,000 students); affordable entry market for Portland-area landlords. 90-day advance notice required; just-cause after 12 months; 31-day deposit return.

Gresham, Oregon — Multnomah County’s eastern anchor and Oregon’s fourth largest city — has no local rent control but is fully governed by Oregon’s statewide rent stabilization framework.

The most important practical fact for Gresham landlords: there is no courthouse in Gresham. All residential eviction (FED) filings for Gresham properties must go to the Multnomah County Circuit Court in downtown Portland (1021 SW Fourth Ave, Portland OR 97204), the same courthouse used for all of Portland’s rental properties.

Oregon’s 2026 rent cap is 9.5% (ORS §90.323: 7% + ~2.5% CPI-U). This applies to Gresham buildings built in 2010 or earlier. Any increase on covered units requires 90 days’ advance written notice (ORS §90.600(11)) and may occur no more than once per 12-month period per tenant.

Gresham OR 2026 rent control status: quick reference

Question Answer
Local rent control in Gresham? None. No local ordinance.
Oregon statewide cap (2026)? 9.5% maximum (ORS §90.323 / SB 611). Hard ceiling: 10%.
Which buildings covered? Buildings with CO issued 2010 or earlier. Buildings 2011+ are exempt.
Advance notice to raise rent? 90 days written notice before effective date — ORS §90.600(11).
How often can rent increase? No more than once per 12-month period per tenant — ORS §90.600(2).
Security deposit cap? No statutory cap (ORS §90.300). Market practice: 1–1.5 months' rent.
Deposit return deadline? 31 calendar days after surrender of possession + forwarding address provided.
Wrongful withholding penalty? 2× withheld amount + attorney fees (ORS §90.300(14)).
Non-payment eviction notice? 72-hour notice (1st offense, cure right); 6-day no-cure (2nd offense in 12 months).
Just-cause eviction? Required after 12 months of tenancy — ORS §90.427 / HB 2001.
No-fault relocation assistance? 1 month's rent for qualifying no-fault terminations — ORS §90.427(8).
Eviction court? Multnomah County Circuit Court, 1021 SW Fourth Ave, Portland OR 97204. NO courthouse in Gresham.
County Multnomah County. Not Washington County (Hillsboro). Not Clackamas County (Oregon City).

COURTHOUSE TRAP: Gresham evictions file in Portland, not Gresham

The single most common mistake made by Gresham landlords — especially those who live outside the Portland metro and manage remotely — is attempting to file an eviction at a courthouse in Gresham. There is no Multnomah County Circuit Court facility in Gresham.

Gresham is in Multnomah County. All civil filings, including residential Forcible Entry and Detainer (FED) complaints, for properties in Gresham must be filed at:

Multnomah County Circuit Court
1021 SW Fourth Ave, Portland OR 97204
Phone: (503) 988-3022
Civil filing window: check court website for current hours

This is the same courthouse used for all Portland residential evictions. The hearing is scheduled within 6 calendar days of filing under ORS §105.135. Filing at the wrong court (e.g., a Gresham district office or Clackamas County Circuit Court in Oregon City) results in case transfer delay and potential re-filing fees.

Confirming county: Some eastern Gresham properties border Clackamas County. Properties along SE 242nd Ave south of Division Street or near the Gresham-Damascus border should have their county verified via the Multnomah County Assessor (multco.us) before filing.

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

Oregon’s SB 611 (2023) established the current rent stabilization formula: 7% + Oregon CPI-U, maximum 10%. For 2026, Oregon CPI-U is approximately 2.5%, making the effective cap 9.5%. Oregon Housing and Community Services (OHCS) announces the exact cap each year — Gresham landlords should verify the official announcement before serving any rent increase notice.

Coverage rules for Gresham buildings

  • Covered: Buildings with a certificate of occupancy issued in 2010 or earlier (more than 15 years old in 2026).
  • Exempt: New construction (CO 2011+); owner-occupied properties with 4 or fewer units where the owner lives on the property; federally subsidized housing (Section 8 HAP, LIHTC with income restrictions, public housing).
  • Gresham note: Given Gresham’s older housing stock — substantial construction occurred in the 1970s–1990s — the majority of Gresham’s rental units are covered by the 9.5% cap. Gresham has relatively few newer apartment complexes compared to Beaverton or Hillsboro. Verify the CO date on the Multnomah County Assessor records.

90-day notice and frequency limit

All rent increases in Oregon require at least 90 days’ written notice (ORS §90.600(11)), regardless of increase amount. This includes increases on new-construction exempt units: the 9.5% cap does not apply, but the 90-day notice requirement does. Increases are also limited to once per 12-month period per tenant (ORS §90.600(2)).

Oregon just-cause eviction in Gresham — ORS §90.427

Oregon’s just-cause eviction law applies statewide, including in Gresham. After 12 months of tenancy, landlords must have a qualifying reason to terminate — they cannot simply non-renew without cause.

For-cause terminations (tenant fault)

  • Non-payment: 72-hour notice with cure right (1st offense); 6-day no-cure notice (2nd offense in 12 months).
  • Material lease breach: 30-day notice with 14-day cure period.
  • Substantial damage / nuisance: 10-day termination notice (no cure).
  • Drug manufacturing or criminal conviction with victim on premises: 24-hour notice.

No-fault terminations (one month relocation assistance required)

For no-fault qualifying reasons, Gresham landlords must provide 90 days’ written notice AND one month’s rent relocation assistance paid on or before the termination date (ORS §90.427(8)). Qualifying reasons include: landlord move-in, demolition, substantial rehabilitation, sale to an owner-occupant, government order to vacate.

Portland local ordinance does NOT apply in Gresham: Portland’s enhanced relocation assistance (3 months’ rent) applies only within Portland city limits. Gresham landlords owe only the statewide 1-month payment.

Major employers driving Gresham OR rental demand

Logistics and distribution corridor

Gresham’s eastern Burnside Road industrial corridor hosts several major distribution and logistics employers. Amazon operates a fulfillment and delivery station facility in the Gresham/Troutdale corridor that employs hundreds to thousands of warehouse associates and delivery drivers at $18–$22/hour. FedEx Ground and UPS maintain major sorting facilities near SE 242nd Ave. These lower-wage but consistent employment anchors drive demand for Gresham’s most affordable rental inventory — 1BR units in the $900–$1,400 range.

Mount Hood Community College

Mount Hood Community College (26000 SE Stark St, Gresham OR 97030) enrolls approximately 7,000+ students in degree, certificate, and continuing education programs. MHCC employs approximately 600–800 staff and faculty at compensation ranging from $35,000 (adjunct/support) to $90,000+ (administration and full-time faculty). Student-driven rental demand concentrates within 2 miles of campus and along the MAX Blue Line stations (Cleveland Avenue, Gresham City Hall, Gresham Central stations).

Legacy Mount Hood Medical Center

Legacy Mount Hood Medical Center (24800 SE Stark St, Gresham OR 97030) is a 127-bed acute-care hospital and the primary healthcare facility serving eastern Multnomah County. Approximately 1,200–1,500 nurses, physicians, allied health staff, and support workers are employed at Mount Hood. Healthcare workers’ 3-shift schedules create year-round demand for affordable rentals near the SE Stark/SE 242nd area. RN compensation at Legacy: $70,000–$110,000+.

Portland commuter market

Gresham’s MAX Blue Line and Green Line stations provide direct service to downtown Portland in approximately 20–30 minutes, Lloyd District/Convention Center in ~15 minutes, and connections to Beaverton and Hillsboro via Blue Line. This connectivity makes Gresham a primary bedroom community for Portland service workers, healthcare aides, restaurant and hospitality staff, and early-career tech employees priced out of Portland’s inner eastside neighborhoods (Buckman, Kerns, Hawthorne, Division). Gresham’s rents are typically 30–40% below inner SE Portland for comparable units, driving sustained demand from the Portland workforce.

Reynolds School District

Reynolds School District serves Gresham’s core and east Portland with approximately 10,000+ students and 1,200+ employees. Reynolds High School is Gresham’s flagship school. Reynolds is one of Oregon’s most linguistically diverse school districts — 60+ languages spoken — reflecting Gresham’s large Latino and Southeast Asian communities that also constitute a significant share of the local rental market.

Eviction process in Gresham / Multnomah County OR

All residential evictions for Gresham properties proceed through the Multnomah County Circuit Court (1021 SW Fourth Ave, Portland OR 97204; phone (503) 988-3022). There is no separate courthouse in Gresham. 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 under ORS §90.394(1). The tenant may cure by paying the full balance within 72 hours. If this is the second non-payment within any rolling 12-month period, the landlord may instead serve a 6-day (144-hour) no-cure notice (ORS §90.394(3)). Deliver by personal service or door posting if no adult is present. Keep proof of service with date and method.

Step 2: File FED at Multnomah County Circuit Court (Portland)

After the notice period expires unpaid, file the FED complaint at Multnomah County Circuit Court, 1021 SW Fourth Ave, Portland OR 97204. The court schedules a hearing within 6 calendar days of filing (ORS §105.135). Filing fee approximately $88 for residential FED. Bring the rental agreement, rent ledger, and proof of notice service.

Steps 3–4: Hearing, appeal, writ of execution, and lockout

At hearing: the judge reviews the rental agreement, ledger, and notice. If the landlord prevails, a judgment for restitution is entered. The tenant has 10 calendar days to appeal. After the appeal period, the court issues a writ of execution; the Multnomah County Sheriff executes the lockout typically within 3–7 business days. Total uncontested timeline: approximately 3–4 weeks.

Self-help eviction (lock changes, utility shutoff, property removal) is prohibited under ORS §90.375 — up to 2 months’ rent in actual damages plus attorney fees.

2026 rent ranges by Gresham neighborhood

Submarket / Neighborhood 1BR 2BR 3BR SFR
Downtown Gresham / Main Ave (MAX stations) $950–$1,500 $1,200–$1,800 $1,700–$2,400
Central Gresham / Kelly Rd area (MHCC proximity) $900–$1,400 $1,150–$1,700 $1,600–$2,200
North Gresham / Columbia River corridor $850–$1,300 $1,100–$1,600 $1,500–$2,100
West Gresham / Powell Blvd (Portland transition) $1,000–$1,600 $1,300–$1,950 $1,800–$2,600
East Gresham / SE 242nd area $850–$1,250 $1,100–$1,600 $1,500–$2,100
Rockwood (unincorporated; Gresham border) $900–$1,350 $1,150–$1,650 $1,550–$2,200

Gresham rents average approximately 30–40% below inner SE Portland and 20–30% below Beaverton for comparable units. Gresham’s affordability is its primary market differentiator — one of the few cities with MAX access where working-class households can afford 2BR units without extreme cost burden.

10 costliest Gresham OR landlord compliance mistakes

  1. Filing eviction at wrong courthouse: There is no circuit court in Gresham. File FED complaints only at Multnomah County Circuit Court, 1021 SW Fourth Ave, Portland OR 97204.
  2. Exceeding the 9.5% cap on covered buildings: Gresham’s older stock (pre-2010 CO) is almost entirely covered. Verify the cap before any notice. The increase is void if over 9.5%.
  3. Less than 90 days' notice: Legally void under ORS §90.600(11). Must be completely re-served with correct 90-day advance period.
  4. Missing 31-day deposit return: Forfeits all deductions plus 2× penalty and attorney fees.
  5. No-fault eviction without relocation payment: 1 month’s rent must be paid on or before termination date for qualifying no-fault terminations of 12-month+ tenants. Unpaid = void notice.
  6. Applying Portland local rules in Gresham: Portland’s 3-months relocation requirement, Portland’s additional just-cause categories, and Portland’s specific local ordinances do NOT apply in Gresham. Follow Oregon state law only.
  7. Habitability issues in older housing: Gresham’s pre-1980 housing stock includes many units with deferred maintenance, aging roofs, and HVAC issues. ORS §90.360 (tenant repair and deduct for up to 2 months’ rent) and ORS §90.365 (court-ordered repair) are actively used in Multnomah County.
  8. Raising rent twice in 12 months: ORS §90.600(2) limits increases to once per 12-month period per tenant. Both increases are void if attempted closer than 12 months apart.
  9. Misidentifying county near borders: Properties near SE 242nd south of Division may be Clackamas County (Clackamas County Circuit Court in Oregon City). Verify county on Multnomah County Assessor records before filing.
  10. Self-help eviction: Prohibited under ORS §90.375. Changing locks or cutting utilities without a court writ is common enforcement action in Multnomah County — Gresham legal aid organizations actively assist tenants in these cases.

Gresham landlord compliance checklist (2026)

  1. Confirm county on Multnomah County Assessor: all Gresham properties file evictions at Multnomah County Circuit Court in Portland.
  2. Check building CO date: if 2010 or earlier, the 9.5% Oregon cap applies. Verify exact cap at OHCS.oregon.gov annually.
  3. Serve rent increase notice at least 90 days before desired effective date in writing — ORS §90.600(11).
  4. Track 12-month period since last increase: no second increase before full 12 months elapsed — ORS §90.600(2).
  5. Document deposit receipt, itemized move-in condition (photos + written list), and forwarding address request at move-in.
  6. Return deposit within 31 calendar days after both possession surrendered AND forwarding address received.
  7. For tenants 12+ months: any no-fault termination requires qualifying reason + 90-day notice + one month’s rent relocation paid simultaneously — ORS §90.427(8).
  8. For non-payment (1st offense): 72-hour written notice; wait 72 hours; file FED at Multnomah County Circuit Court (Portland) if unpaid.
  9. For non-payment (2nd offense within 12 months): 6-day no-cure notice; file FED at Portland courthouse after 6 days.
  10. Bring to hearing: rental agreement, rent ledger, proof of notice service.
  11. Inspect and maintain habitability on older Gresham units (ORS §90.320); document inspections and repairs.
  12. Honor SCRA early termination rights for any tenant presenting military activation orders.

Frequently asked questions

Does Gresham OR have rent control in 2026?

Gresham has no local rent control. Oregon’s statewide 9.5% cap (ORS §90.323) applies to covered buildings (CO 2010 or earlier). New construction (2011+) is exempt. All increases require 90 days’ advance written notice and may occur once per 12-month period.

Where do I file an eviction for a Gresham property?

Multnomah County Circuit Court, 1021 SW Fourth Ave, Portland OR 97204 — phone (503) 988-3022. There is no circuit court in Gresham. Do not attempt to file at a Gresham city office or any Washington County/Clackamas County facility.

Is Gresham in Multnomah County or Clackamas County?

Gresham is primarily in Multnomah County. Some properties near the southeast Gresham border (SE 242nd area, Gresham-Damascus corridor) may be in Clackamas County. Verify on the Multnomah County Assessor map (multco.us) before filing. Clackamas County properties file at Oregon City, not Portland.

Does Portland's 3-month relocation rule apply in Gresham?

No. Portland’s enhanced relocation assistance ordinance (3 months’ rent) applies only within Portland city limits. Gresham landlords owe only Oregon’s statewide one month’s rent for qualifying no-fault terminations of 12-month+ tenants.

How much notice must I give before raising rent in Gresham OR?

90 days advance written notice is required for any rent increase — ORS §90.600(11). This applies to covered and uncovered buildings alike. A shorter notice is void. Plan rent increases at least 3 full months in advance.

When must I return a security deposit in Gresham OR?

Within 31 calendar days after the tenant surrenders possession AND provides a forwarding address — ORS §90.300. Both must occur; the 31-day clock doesn’t start until the later of the two events. Missing the deadline forfeits all deductions plus 2× wrongful withholding penalty and attorney fees.

Why are Gresham rents lower than Portland's?

Gresham rents run 30–40% below inner SE Portland for comparable units. Contributing factors: older housing stock (1970s–1990s), lower neighborhood walkability scores, perception gap vs. close-in Portland, and historically higher vacancy rates. MAX connectivity to Portland (20–30 min) provides some rental demand support, but Gresham’s price point remains significantly more affordable — a consistent draw for working-class households and first-time renters.

What is the eviction timeline for Gresham OR?

Uncontested: approximately 3–4 weeks from expiration of the 72-hour notice to sheriff lockout. This includes: ~3 days (notice), ~6 days (hearing scheduling), ~1–3 days (hearing-to-judgment), ~10-day appeal period, ~3–7 days (sheriff lockout). With a tenant appeal, add 2–4 weeks.

Related pages

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