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Oregon Rent Cap Calculator
Calculate the maximum allowable rent increase for your Oregon rental property under SB 608 and SB 611 — the nation’s first statewide rent control law.
Uses 2026 maximum rent increase rate published by the Oregon Department of Administrative Services. For informational purposes only.
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How Oregon Rent Control Works
Oregon made history in 2019 when Governor Kate Brown signed Senate Bill 608 into law, making Oregon the first state in the nation to enact statewide rent control. The law capped annual rent increases at 7% plus the Consumer Price Index (CPI) — a formula designed to keep rent increases tied to inflation while giving landlords a reasonable margin above it.
The CPI used is the West Region CPI-U 12-month average, as published by the Bureau of Labor Statistics. Unlike California, which uses metro-specific CPI regions, Oregon uses a single regional CPI figure statewide. The Oregon Department of Administrative Services (DAS) Office of Economic Analysis publishes the official maximum allowable rent increase percentage by September 30 each year for the following calendar year.
In 2023, the legislature passed SB 611, which added a critical safeguard: a 10% hard cap on annual rent increases regardless of the formula result. This means the effective cap is always the lower of 7% + CPI or 10%. For 2026, the West Region CPI-U 12-month average is 2.5%, producing an effective cap of 9.5% (7% + 2.5%).
Just Cause Eviction Under ORS 90.427
SB 608 also introduced Oregon’s statewide just cause eviction framework under ORS 90.427. The rules differ based on how long the tenant has occupied the unit:
During the first year of tenancy: Landlords may issue a 30-day no-cause termination notice without providing a reason. In Portland, Milwaukie, and Bend, this extends to a 90-day notice even during the first year.
After the first year of tenancy: No-cause evictions are banned entirely. The landlord must cite a qualifying landlord reason, such as owner move-in, demolition, major renovation, or sale of the property. A 90-day written notice is required, and the landlord must pay the tenant one month’s rent as relocation assistance — unless the landlord owns four or fewer rental units.
One Increase Per 12 Months
Oregon law limits landlords to one rent increase per 12-month period. This prevents the practice of imposing multiple smaller increases that could collectively exceed the annual cap. The increase must be served with proper written notice, and the timing resets from the effective date of the last increase.
How Does Oregon Compare to Other States?
Oregon’s 7% + CPI formula is identical to Washington’s HB 1217 formula, though Oregon uses the West Region CPI-U while Washington uses the Seattle-Tacoma-Bellevue CPI-U. California’s AB 1482 uses a more restrictive 5% + CPI formula. All three states impose a 10% hard cap and allow vacancy decontrol between tenancies. Oregon’s 15-year new construction exemption falls between California’s 15-year window and Washington’s 12-year window.
Portland-Specific Rules
Portland layers significant additional requirements on top of Oregon’s statewide rent cap. If your property is in Portland, these rules apply in addition to SB 608.
| Rule | Portland | Rest of Oregon |
|---|---|---|
| No-cause notice (first year) | 90 days | 30 days |
| No-cause after first year | Banned (qualifying reason required) | Banned (qualifying reason required) |
| Relocation assistance (no-cause) | Required (see amounts below) | 1 month’s rent (unless ≤4 units) |
| Relocation on 10%+ rent increase | Required (see amounts below) | Not required |
| Rental Registration Program | Required | Not required |
| Screening criteria limitations | Yes | Standard state law |
Portland Relocation Assistance Amounts
Relocation assistance is required for no-cause terminations AND rent increases of 10% or more. Amounts vary by unit size:
| Unit Size | Relocation Amount |
|---|---|
| Studio / SRO | $2,900 |
| 1 Bedroom | $3,300 |
| 2 Bedrooms | $4,200 |
| 3+ Bedrooms | $4,500 |
Portland relocation amounts are updated periodically by the city. Always verify current amounts with the Portland Housing Bureau.
Manufactured Housing: The Separate 6% Cap
In 2025, the Oregon legislature passed HB 3054, creating a separate, stricter rent increase cap for manufactured home parks. This law recognizes the unique vulnerability of manufactured home residents, who typically own their homes but rent the land beneath them — making relocation prohibitively expensive.
Parks with 30 or more spaces are capped at a maximum annual rent increase of 6%, regardless of the CPI. This is separate from and stricter than the standard 7% + CPI formula.
Parks with 30 or fewer spaces follow the standard SB 608 formula: 7% + CPI (currently 9.5% for 2026), with the 10% hard cap.
| Park Size | 2026 Max Increase | Law |
|---|---|---|
| 30+ spaces | 6.0% | HB 3054 (2025) |
| ≤30 spaces | 9.5% | SB 608 / SB 611 |
| Standard residential | 9.5% | SB 608 / SB 611 |
Properties Exempt from Oregon’s Rent Cap
Not all rental properties are subject to the rent increase cap. The following are exempt from the SB 608 / SB 611 rent cap:
- Units less than 15 years old — based on the date of the first certificate of occupancy. For 2026, units with a certificate of occupancy issued after January 1, 2011 are exempt. This is a rolling window that updates each year.
- Subsidized housing — units subject to federal, state, or local rent subsidies or rent restrictions through regulatory agreements.
- Week-to-week tenancies — tenancies where rent is paid on a week-to-week basis (not month-to-month or longer leases).
Exemption from rent cap does not mean exemption from just cause
Even if your property is exempt from the rent cap, Oregon’s just cause eviction protections under ORS 90.427 still apply after the first year of tenancy. The exemption only removes the cap on rent increase amounts — it does not allow no-cause evictions after year one. Portland’s additional requirements (relocation assistance, screening criteria, registration) also apply regardless of exemption status.
Frequently Asked Questions
What is the maximum rent increase allowed in Oregon in 2026?
The maximum annual rent increase in Oregon for 2026 is 9.5%. This is calculated as 7% plus the West Region CPI-U 12-month average of 2.5%. The 10% hard cap (added by SB 611 in 2023) does not apply in 2026 because 9.5% is already below 10%. For manufactured home parks with 30 or more spaces, a separate 6% cap applies under HB 3054.
How is Oregon’s rent cap calculated?
Oregon’s rent cap is calculated as 7% plus the West Region CPI-U 12-month average, with an absolute maximum of 10%. The Oregon Department of Administrative Services (DAS) Office of Economic Analysis publishes the official maximum allowable percentage by September 30 each year for the following calendar year. Unlike California, which uses multiple regional CPI figures, Oregon applies a single statewide rate.
Does Portland have additional relocation assistance requirements?
Yes. Portland requires relocation assistance for both no-cause terminations and rent increases of 10% or more. The amounts are: Studio/SRO $2,900, 1 bedroom $3,300, 2 bedrooms $4,200, and 3+ bedrooms $4,500. This is in addition to Oregon’s statewide requirement of one month’s rent for qualifying landlord reason terminations after the first year. Portland also requires landlords to register with the city’s Rental Registration Program and comply with additional screening criteria limitations.
What are the first-year rules in Oregon?
During the first year of a tenancy, landlords may issue a no-cause termination with 30 days’ written notice (or 90 days in Portland, Milwaukie, and Bend). After the first year, no-cause terminations are banned statewide — the landlord must cite a qualifying reason, provide 90 days’ notice, and pay one month’s rent as relocation assistance (unless the landlord owns four or fewer units). The rent cap itself applies from the beginning of the tenancy, not just after the first year.
What is the manufactured housing rent cap?
Under HB 3054 (2025), manufactured home parks with 30 or more spaces are subject to a separate 6% annual rent increase cap. Parks with 30 or fewer spaces follow the standard SB 608 formula of 7% + CPI (9.5% for 2026). The 6% cap exists because manufactured home residents own their homes but rent the land, making relocation extremely costly. The space count is based on the total number of spaces in the park, not the number of occupied spaces.
Is my property exempt from Oregon’s rent cap?
Three categories of properties are exempt from the rent cap: (1) units less than 15 years old from their first certificate of occupancy (for 2026, units built after January 1, 2011), (2) subsidized housing with rent restrictions through regulatory agreements, and (3) week-to-week tenancies. However, just cause eviction protections still apply after the first year even for exempt properties, and Portland’s additional requirements apply regardless of exemption status.
What notice period is required for a rent increase in Oregon?
Oregon requires a minimum of 90 days’ written notice for any rent increase on month-to-month tenancies. For fixed-term leases, the increase takes effect at the next renewal. The notice must specify the amount of the increase and the effective date. Only one increase is permitted per 12-month period. Portland does not impose additional notice period requirements beyond the statewide 90 days for rent increases, but does require 90-day notice for no-cause terminations even during the first year of tenancy (versus 30 days statewide).
When does the Oregon rent cap change each year?
The Oregon Department of Administrative Services (DAS) publishes the maximum allowable rent increase percentage by September 30 each year for the following calendar year. The new rate takes effect on January 1. For example, the 2026 rate of 9.5% was published by September 30, 2025, and applies to all rent increases with effective dates in calendar year 2026. Unlike California (which uses an August cycle) or Washington (which uses a calendar year cycle), Oregon’s cap aligns directly with the calendar year.
Related Resources
Washington Rent Cap Calculator
Calculate the maximum allowable rent increase for Washington properties under HB 1217.
Use the calculator →California AB 1482 Rent Cap Calculator
Calculate the maximum allowable rent increase for California properties under the Tenant Protection Act.
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