Question 1

Does Salem OR have rent control in 2026?

Accepted Answer

Yes — Salem is subject to Oregon's statewide rent stabilization law under ORS §90.600 (Senate Bill 611), which took effect February 28, 2019. Oregon was the first U.S. state to enact statewide residential rent control since Massachusetts deregulated in 1994. The 2026 Salem rent cap is 9.5% — the lower of 7% plus the prior-year West Region Consumer Price Index for All Urban Consumers (CPI-U) or 10%. Oregon Housing and Community Services (OHCS) published the 9.5% cap in fall 2025, based on the West Region CPI-U for the 12 months ending September 2025 (approximately 2.5%). Salem has no supplemental local rent control ordinance — the ORS §90.600 statewide framework is the only rent cap applicable in Marion County. Important exemptions from the 9.5% cap: (1) 15-year first certificate of occupancy (CoC) exemption — buildings whose first residential CoC was issued in 2011 or later are exempt through at least 2026; the exemption window is rolling and a 2011 building will become covered starting January 2027; (2) Government-subsidized affordable housing subject to federal or state rent limits; (3) Rooms in the same dwelling the landlord occupies as a primary residence. For covered units, the landlord may not raise rent more than 9.5% within any 12-month period, regardless of the number of rent increases — only one increase is permitted per 12-month period per unit (ORS §90.600(1)).

Question 2

What is the 2026 Oregon rent increase limit for Salem?

Accepted Answer

The 2026 Oregon statewide rent cap applicable to Salem covered units is 9.5% under ORS §90.600. The formula: the lesser of (a) 7% plus the change in the West Region CPI-U for the prior calendar year, or (b) 10%. For 2026, OHCS applied the CPI figure for the 12 months ending September 2025 — approximately 2.5% — yielding a 9.5% cap (7% + 2.5%, below the 10% ceiling). Key compliance rules for Salem landlords: (1) Only one increase per 12-month period per unit is permitted; you cannot issue two smaller increases to circumvent the cap. (2) At least 90 days' written advance notice is required before the increase takes effect (ORS §90.600(4)). (3) The 9.5% applies to the existing rent amount — multiply current rent by 1.095 to find the maximum new rent. (4) The cap does not restrict the initial rent charged to a new tenant — the 9.5% limit applies only to increases during an existing tenancy. (5) The 90-day notice period is measured from when the tenant actually receives the notice; service by first-class mail is presumed delivered in 3 days under ORS §90.155, so mail the notice at least 93 days before the effective date. (6) No Salem, Marion County, or other local agency approval is required — compliance is solely governed by ORS §90.600.

Question 3

What is the Oregon 90-day no-cause termination rule for Salem landlords?

Accepted Answer

Oregon Revised Statutes §90.427 significantly restricts no-cause lease terminations for Salem landlords once a tenant has lived in the unit for more than 12 months. After the first year of occupancy: (1) The landlord must provide 90 days' written notice to terminate a month-to-month tenancy without cause — not the 30 days required in most non-control states. (2) The landlord must simultaneously pay one full month's rent as relocation assistance, delivered within 31 days of serving the termination notice (or upon vacating, whichever is earlier). Failure to pay relocation assistance within this window voids the termination notice entirely. For fixed-term leases: the landlord may decline to renew at expiration, but if the landlord does not offer a renewal at a reasonable rent, ORS §90.427 may still require relocation assistance depending on the circumstances. During the first 12 months of a tenancy: the landlord may serve a 30-day no-cause notice to end a month-to-month tenancy without relocation assistance (ORS §90.427(3)). Qualifying exempt reasons (avoid 90-day notice + relocation): landlord intending to occupy the unit, demolition, conversion to non-residential use, or substantial renovation requiring vacancy for 90+ days — though 90-day notice is still required in most of these cases. For Salem landlords with multiple units, the relocation assistance cost (typically $900–$1,350 for a Salem 1BR) is a material out-of-pocket expense when issuing no-cause terminations after year one.

Question 4

What are the security deposit rules for Salem, Oregon landlords?

Accepted Answer

Oregon security deposits are governed by ORS §90.300, which applies uniformly to all residential tenancies in Salem and throughout the state. Key provisions: (1) No deposit cap: Oregon imposes no maximum security deposit amount. Salem market practice is typically 1–2 months' rent (1BR market rent $900–$1,350, so typical deposit $900–$2,700). Unlike California's AB 12 (1-month cap), Arizona's 1.5-month cap, or Nevada's 3-month cap, Oregon landlords may set any deposit amount they choose. (2) Return deadline: 31 days after the tenancy terminates and the landlord has received the tenant's written forwarding address, whichever is later. The 31-day clock does not start until both conditions occur. (3) Itemized statement: the landlord must provide a written itemized list of any deductions along with the remaining deposit balance. (4) Wrongful withholding penalty: ORS §90.300(16) provides that a tenant may recover twice (2×) the amount wrongfully withheld plus reasonable attorney fees and court costs — a meaningful deterrent. (5) Move-in statement: Oregon landlords must provide a written statement of the condition of the premises (ORS §90.305) at tenancy commencement; the tenant has 7 days to object or the condition is deemed accepted. Failure to provide the condition statement can limit deduction rights. Marion County Circuit Court (100 High St NE, Salem OR 97301) handles deposit disputes; Oregon small claims maximum is $10,000.

Question 5

What is the eviction notice period for non-payment in Salem OR?

Accepted Answer

Oregon Revised Statutes §90.394 requires a 13-day Notice to Pay Rent or Vacate before a Salem landlord may file a Forcible Entry and Detainer (FED) action for non-payment of rent. The 13-day notice period is one of the longest non-payment cure periods in the United States — a direct contrast to Texas (3 days), Georgia (7 days), and most southeastern states. Key requirements for the Salem 13-day notice: (1) The notice must be in writing, must identify the property, must state the amount of rent due and the period(s) it covers, and must demand payment within 13 days or vacating of the premises. (2) Service: personal delivery to the tenant or another adult resident is preferred; Oregon also allows delivery by leaving with a person of suitable age on the premises and mailing a copy, or first-class mail only (adding 3 days, making the effective period 16 days from mailing). (3) Cure right: if the tenant pays all rent owed before the 13-day period expires, the landlord cannot proceed with eviction for that period's non-payment. (4) After 13 days without payment or vacating, the landlord files an FED complaint in Marion County Circuit Court (100 High St NE, Salem OR 97301; filing fee approximately $88–$105; server fee varies). The court schedules a hearing; if the landlord prevails, a judgment for restitution of the premises is entered. Total uncontested eviction timeline from 13-day notice to writ of execution: approximately 4–7 weeks. Oregon does not allow self-help evictions; any lockout without a court order exposes the landlord to treble damages and attorney fees.

Question 6

What major employers drive Salem OR rental demand?

Accepted Answer

Salem's economy is dominated by Oregon state government and public-sector employment, supplemented by healthcare, education, and the Willamette Valley agricultural economy. (1) Oregon State Government: Salem is Oregon's capital and seat of the Oregon Legislative Assembly, the Oregon Supreme Court, and virtually all major state agencies (Oregon Department of Transportation, Oregon Department of Human Services, Oregon Health Authority, Oregon Department of Education, Oregon Department of Revenue). The Salem metro area hosts approximately 40,000–55,000 state government employees, making state government the city's dominant employer by a wide margin. State workers typically earn $50,000–$120,000 annually, creating sustained rental demand in the $1,000–$1,800 range. The legislative session (January–June each odd year; shorter even years) brings additional housing demand for legislators and lobbyists. (2) Salem Health / Salem Hospital (890 Oak St SE, Salem OR 97301): Level I Trauma Center; approximately 6,000–6,500 employees including physicians, nurses, and support staff; Salem's largest private-sector employer; Willamette Valley Medical Center (Salem Health subsidiary) in McMinnville adds another 600+ employees. (3) Chemeketa Community College (4000 Lancaster Dr NE, Salem OR 97305): approximately 18,000 students; ~1,400 employees; the primary two-year institution for the mid-Willamette Valley. (4) Willamette University (900 State St, Salem OR 97301): Oregon's oldest university (founded 1842); ~3,200 students; law school; anchors the downtown Salem rental market. (5) Pacific Power (PacifiCorp subsidiary; Salem area operations): major utility employer. (6) State hospitals and corrections: Oregon State Hospital (Salem, the psychiatric facility depicted in 'One Flew Over the Cuckoo's Nest'; ~2,000 employees), Oregon State Penitentiary (~1,500 employees), Oregon Youth Authority headquarters. (7) Sysco (food distribution; Salem distribution center; ~500–800 employees). (8) Willamette Valley wine industry: 150+ wineries in surrounding Marion and Polk Counties (Eola-Amity Hills and Chehalem Mountains AVAs); seasonal and year-round employment for 3,000–5,000 wine industry workers who rent in Salem.

Question 7

How do Salem rents compare to Portland and Eugene in 2026?

Accepted Answer

Salem occupies the affordable middle of the Oregon rental market — substantially less expensive than Portland, slightly less than Eugene for comparable units, and one of the most affordable mid-sized Oregon markets. 2026 approximate 1-bedroom median rents in Salem: Downtown Salem / Riverfront / near Willamette University: $950–$1,350 (newer downtown apartments and renovated historic buildings command a premium; steady demand from state government workers and Willamette U community); Northeast Salem / near Chemeketa CC: $850–$1,200 (strong student market; older apartment stock; more affordable); South Salem / near Salem Health: $950–$1,300 (healthcare worker corridor; generally well-maintained apartment complexes); West Salem (Marion County, west of the Willamette River): $900–$1,250 (bedroom community; car-dependent; slightly less pressure on rents). By comparison: Portland 1BR median $1,500–$2,200 (Multnomah County; higher demand, more urban amenities, same 9.5% cap); Eugene 1BR median $1,100–$1,600 (University of Oregon market; strong student demand); Bend 1BR median $1,600–$2,400 (resort/tech influx; same 9.5% cap). Salem's state-government employer base creates relatively stable rental demand year-round with less volatility than Portland's tech-sector-driven market. Because Oregon's 9.5% statewide cap applies identically to all covered units in Portland, Eugene, and Salem, landlords in all three cities face the same increase limitations — the difference is only in base rent levels.

Question 8

Which Salem rentals are exempt from the 9.5% Oregon rent cap?

Accepted Answer

ORS §90.600(2) establishes three exemptions from the 9.5% Oregon statewide rent cap that apply in Salem: (1) 15-year first-CoC exemption: the most commonly applicable exemption. Any residential unit in a building whose first certificate of occupancy was issued within the prior 15 years is exempt from the cap. For 2026, buildings that received their first residential CoC in January 2011 or later are exempt. This means: a new Salem apartment complex completed in 2020 is fully exempt through approximately 2035; a building completed in 2012 loses its exemption in 2027 when it crosses the 15-year threshold. To verify a building's first CoC date: search the City of Salem Permit Center (555 Liberty St SE, Room 320; online at cityofsalem.net) or request the permit history from Marion County. (2) Government-subsidized affordable housing: units with rents regulated by federal or Oregon Housing and Community Services programs (Section 8 Project-Based, LIHTC, Oregon Bond Affordable Housing) are exempt because their rents are already controlled by program terms. (3) Same-property owner-occupied dwelling: a room or unit within the same structure the landlord occupies as their principal residence (e.g., a homeowner renting a basement ADU while living upstairs). This owner-occupied exception is narrowly construed — it applies only to landlord-occupied multi-unit structures, not to landlords who own separate properties. For Salem's housing stock, a significant portion of older apartment buildings (pre-2011) are covered by the 9.5% cap; newer construction (2011+) is exempt. Accessory dwelling units (ADUs) constructed after 2011 in Salem's neighborhoods adjacent to Willamette University and Chemeketa CC are typically exempt if the primary structure's CoC is 2011 or later.

Oregon statewide rent cap: what Salem landlords must know

Oregon’s 90-day no-cause termination rule

Oregon security deposit rules for Salem landlords

Salem eviction: the 13-day notice to pay or vacate

Oregon state government: Salem’s dominant employer

Salem Health: largest private employer and Level I Trauma Center

Chemeketa Community College and Willamette University

Salem rental market: 2026 submarket overview

Related Oregon & rent increase resources

Calculate your Oregon rent ceiling — free for 1 unit