Tualatin OR rent increase 2026 Oregon’s statewide 9.5% rent cap (ORS §90.323 / SB 611 2023) applies to covered Tualatin buildings (CO 2010 or earlier). COUNTY SPLIT TRAP: most of Tualatin is Washington County → Washington County Circuit Court (150 N First Ave, Hillsboro OR 97124); southeastern Tualatin (south/east of SW Boones Ferry Rd) is Clackamas County → Clackamas County Circuit Court (807 Main St, Oregon City OR 97045). Verify county on assessor records before every filing. I-5 logistics and industrial hub; 15–20 min to Portland; Nike/Intel accessible via I-5/I-217. 90-day advance notice; just-cause after 12 months; 31-day deposit return.

COUNTY SPLIT TRAP: Washington County vs. Clackamas County in Tualatin

Tualatin is one of the few Oregon cities that straddles two counties in a meaningful way affecting which courthouse landlords must use for evictions.

Washington County — most of Tualatin

Northwest Tualatin, central Tualatin (including the Tualatin Commons commercial district and most residential neighborhoods north of SW Tualatin-Sherwood Rd), and the Tualatin industrial corridor along SW Nyberg St are primarily in Washington County. File evictions at:

Washington County Circuit Court
150 N First Ave, Hillsboro OR 97124
Phone: (503) 846-8888
~15 miles northwest of Tualatin

Clackamas County — southeast Tualatin

Southeastern Tualatin — generally south and east of SW Boones Ferry Road and the SW Tualatin-Sherwood Road corridor, including some properties near the Tualatin/Sherwood interface and the Tualatin/Lake Oswego border area — is in Clackamas County. File evictions at:

Clackamas County Circuit Court
807 Main St, Oregon City OR 97045
Phone: (503) 655-8447
~10 miles southeast of Tualatin

How to verify

Before filing any eviction complaint, verify the specific property’s county:

• Washington County Assessor: washingtoncountyor.gov/assessment/property-search
• Clackamas County Assessor: clackamas.us/at
• Property tax bills identify the county and show which court has jurisdiction.
• The county line in Tualatin can change within a single block along SW Boones Ferry Road — never assume based on street address zip code alone.

Landlords with a portfolio of Tualatin properties should maintain a county roster for each unit to ensure correct court filing on every action.

Oregon statewide rent stabilization in Tualatin — ORS §90.323 / SB 611

Oregon’s 2026 rent cap of 9.5% applies uniformly to Tualatin properties in both Washington County and Clackamas County. The county split affects which courthouse handles evictions but does not affect the rent cap, notice requirements, deposit rules, or just-cause eviction framework — these all come from Oregon state law and apply identically in every Oregon jurisdiction.

Coverage and exemptions in Tualatin

• Most covered: Tualatin’s residential stock is largely 1990s–2000s construction. Most apartment complexes and SFR rentals have COs issued 2010 or earlier and are fully covered by the 9.5% cap.
• Newer exempt developments: Some newer apartment buildings developed after 2011 near the Tualatin Commons area may be exempt from the cap. Verify CO date on county assessor records.
• Industrial residential proximity: Properties near the SW Nyberg St industrial corridor may be closer to 1980s–1990s construction; typically covered.

90-day notice and frequency rules

All rent increases in Oregon require 90 days’ advance written notice (ORS §90.600(11)) and are limited to once per 12-month period per tenant (ORS §90.600(2)). These requirements apply regardless of whether the unit is covered or exempt from the percentage cap. A rent increase notice served on February 1 is effective no earlier than May 1 at the earliest.

Oregon just-cause eviction in Tualatin — ORS §90.427

After 12 months of tenancy, Oregon’s just-cause law applies (ORS §90.427 / HB 2001):

For-cause terminations (tenant fault)

• Non-payment (1st offense): 72-hour notice with cure right. Tenant may pay full balance within 72 hours to stop the eviction.
• Non-payment (2nd offense in 12 months): 6-day no-cure notice. Tenant has no payment option; must vacate or face FED filing.
• Material breach: 30-day notice; 14-day cure period.
• Substantial damage / nuisance: 10-day notice (no cure).
• Drug manufacturing / criminal conviction with victim: 24-hour notice.

No-fault terminations (one month relocation required)

For qualifying no-fault reasons (owner move-in, demolition, substantial remodel, sale to owner-occupant, government order), the landlord must: (1) Serve 90 days’ written notice; (2) Simultaneously pay one month’s rent in relocation assistance on or before the termination date. If the relocation payment is not made, the termination notice is void (ORS §90.427(8)).

Portland’s 3-month relocation requirement does NOT apply in Tualatin.

Security deposit rules — ORS §90.300

Oregon has no statutory deposit cap. Tualatin practice: typically 1–1.5 months’ rent.

• Return deadline: 31 calendar days after surrender + forwarding address (both required).
• Accounting: Itemized written statement of all deductions (materials, labor, receipts).
• Penalty: Missing deadline forfeits all deductions; wrongful withholding = 2× amount + attorney fees.
• Non-refundable fees: Must be explicitly labeled and separately agreed in writing — ORS §90.302.

Major employers driving Tualatin OR rental demand

I-5 logistics and industrial corridor

Tualatin’s primary economic identity is its I-5 logistics hub: the city sits at the I-5/I-205/Hwy 99W confluence and hosts a significant light-manufacturing and distribution corridor along SW Nyberg Street and SW Cipole Road. Major employers include regional distribution centers for retail chains, food processing facilities, and specialty manufacturing. Warehouse and logistics workers ($18–$28/hour) represent Tualatin’s largest employment segment and drive demand for the city’s most affordable rental inventory (1BR $1,100–$1,600 range).

The Amazon fulfillment network has established multiple delivery and fulfillment operations in the Tualatin/Sherwood/Wilsonville corridor, employing hundreds to thousands in last-mile logistics. Tualatin is a primary residential market for these workers.

Wilsonville tech/manufacturing employers (adjacent)

Wilsonville (5 miles south on I-5) hosts a cluster of tech and manufacturing employers that draw from Tualatin’s housing market:

• FLIR Systems (now Teledyne FLIR): thermal imaging manufacturer; ~1,000+ Wilsonville employees; engineers and technicians ($80,000–$160,000+).
• Mentor Graphics (Siemens EDA): electronic design automation software; hundreds of engineers ($100,000–$200,000+).
• Xerox (now Conduent / affiliated operations): document technology; hundreds of workers.
• Various other precision manufacturing and tech companies in the Advance Technology Park and Charbonneau area.

Wilsonville workers earning $80,000–$150,000 frequently rent in Tualatin for the city’s slightly lower rents and I-5 proximity to both Wilsonville (south) and Nike/Portland (north).

Nike and Intel commuter market

Tualatin is approximately 12 miles south of Nike headquarters (Beaverton) via I-5 North and I-217 (20–35 minutes in typical traffic) and approximately 22 miles from Intel’s Hillsboro campus via I-5/I-217 (25–45 minutes). Lower-income Nike and Intel workers — particularly manufacturing technicians ($65,000–$100,000) and new-hire professionals — choose Tualatin’s value pricing over Beaverton or Hillsboro.

Healthcare sector

PeaceHealth Tualatin and various medical clinics along SW Boones Ferry Road employ hundreds of healthcare workers. The broader south Washington County / north Clackamas County healthcare corridor (including Providence Newberg and Wilsonville-area clinics) draws nursing and support staff who live in Tualatin for its highway access and more affordable rents.

Eviction process in Tualatin / Washington County and Clackamas County OR

The correct eviction court depends on the property’s county (always verify first):

• Washington County properties: Washington County Circuit Court, 150 N First Ave, Hillsboro OR 97124, (503) 846-8888.
• Clackamas County properties: Clackamas County Circuit Court, 807 Main St, Oregon City OR 97045, (503) 655-8447.

Oregon eviction actions are called Forcible Entry and Detainer (FED). The procedure is identical in both counties:

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

Serve the tenant a written 72-hour notice under ORS §90.394(1). First offense: cure right (pay full balance within 72 hours to stop eviction). Second non-payment within 12 months: serve a 6-day (144-hour) no-cure notice. Serve by personal delivery to an adult household member or conspicuous door posting if no adult present. Document the service method and date.

Step 2: File FED at correct circuit court

After notice period expires without payment: verify county, then file at the appropriate courthouse. Hearing within 6 calendar days of filing (ORS §105.135). Filing fee approximately $88 for residential FED. Bring: rental agreement, rent ledger, proof of notice service.

Steps 3–4: Hearing, appeal, writ, lockout

Judge reviews evidence; issues judgment for restitution if landlord prevails. 10-day appeal period for tenant. After appeal period (or after final judgment): writ of execution issued. County Sheriff executes lockout within 3–7 business days. Total uncontested timeline: 3–4 weeks.

Self-help eviction (locks, utilities) prohibited under ORS §90.375; up to 2 months’ rent in actual damages plus attorney fees.

2026 rent ranges by Tualatin area

Tualatin rents average approximately 10–20% below Tigard and 25–35% below Beaverton, reflecting the city’s industrial character, limited walkability, and longer commute distance to Portland compared to closer-in suburbs. This affordability makes Tualatin the value entry point for working-class households in the south Washington County market.

10 costliest Tualatin OR landlord compliance mistakes

1. Filing eviction at wrong county courthouse: Washington County properties = Hillsboro. Clackamas County properties = Oregon City. Filing at the wrong court causes case transfer delay and possible re-filing fees. VERIFY COUNTY FIRST on assessor records for every property before filing.
2. Exceeding the 9.5% cap on covered buildings (CO 2010 or earlier): The increase is void in its entirety. Re-serve at or below the cap.
3. Less than 90 days' advance notice: Void under ORS §90.600(11). Must completely re-serve with correct 90-day lead time.
4. Raising rent twice in 12 months: Both increases void — ORS §90.600(2).
5. Missing the 31-day deposit return deadline: Forfeits all deductions plus 2× wrongful withholding penalty plus attorney fees.
6. No-fault eviction without paying one month's relocation: The termination notice is void without the simultaneous relocation payment — ORS §90.427(8). Must re-serve and simultaneously tender the payment.
7. Using 72-hour notice on second non-payment offense: On the second non-payment within 12 months, the landlord is entitled to serve a 6-day no-cure notice; using the 72-hour notice gives the tenant an unwarranted cure right.
8. Using 6-day no-cure on first non-payment: Deprives the tenant of the cure right required for first offenses under ORS §90.394 — potentially voiding the notice and requiring re-service.
9. Assuming Portland local rules apply: Tualatin is not Portland. The 3-month relocation requirement and Portland-specific just-cause provisions do not apply.
10. Self-help eviction: Lock changes or utility shutoffs without a court writ violate ORS §90.375; up to 2 months' rent in actual damages plus attorney fees. Both Washington County and Clackamas County courts enforce this penalty.

Tualatin landlord compliance checklist (2026)

1. Verify county (Washington vs. Clackamas) for each property on assessor records — keep a property roster with county noted for each unit.
2. Check building CO date: if 2010 or earlier, 9.5% cap applies. Confirm annual cap at OHCS.oregon.gov.
3. Serve rent increase notice at least 90 days before effective date — ORS §90.600(11).
4. Track 12-month period since last increase per tenant — ORS §90.600(2).
5. Document deposit receipt, move-in inspection (photos + inventory), and forwarding address at move-in.
6. Return deposit within 31 calendar days of BOTH surrender AND forwarding address received — with full itemized accounting.
7. For 12+ month tenants: any no-fault termination requires qualifying reason + 90-day notice + one month's rent relocation simultaneously — ORS §90.427(8).
8. Non-payment (1st): 72-hour cure notice; wait 72 hours; file FED at correct county courthouse if unpaid.
9. Non-payment (2nd within 12 months): 6-day no-cure; file FED at correct county courthouse after 6 days.
10. Bring to FED hearing: signed rental agreement, rent ledger, proof of notice service.
11. Review zoning before any STR listing: Tualatin industrial-adjacent areas may have restrictions.
12. Honor SCRA for any tenant presenting active military activation orders.

Frequently asked questions