Oregon Rent Increase Laws: 7% + CPI Cap, Max 10%, 90-Day Notice

By Steve Levine · Updated November 2, 2026

Short answer: Oregon rent increase laws include a statewide cap: under ORS 90.323, most landlords may raise rent only once in 12 months, not at all in the first year, and by no more than the yearly maximum, which the state’s Office of Economic Analysis set at 9.5% for 2026 and 10% for 2027. Every increase needs at least 90 days’ written notice, and units less than 15 years old are exempt from the percentage limit.

The cap is a formula, not a fixed number. ORS 90.324 sets it at the lesser of 10% or 7% plus the West Region consumer price index, recalculated each year by September 30. For 2027 the formula landed on the 10% ceiling. Here is how the rule works, who is left out, and what you can collect if a landlord breaks it.

Oregon rent increase laws at a glance

Rule	Oregon	Statute
Annual cap	Lesser of 10% or 7% + CPI; 9.5% in 2026, 10% in 2027	ORS 90.324(1)(b)
First year of tenancy	No increase allowed	ORS 90.323(2)(a)
Notice	90 days in writing (7 days for week-to-week)	ORS 90.323(1)-(2)
Frequency	Once in any 12-month period	ORS 90.323(2)(c)
Penalty for exceeding cap	Three months’ rent plus actual damages	ORS 90.323(6)
Local rent control	Preempted, with narrow exceptions	ORS 91.225(2)
Manufactured home parks over 30 spaces	6% cap	ORS 90.324(1)(a)

How the statewide cap is calculated

ORS 90.324(1) tells the Department of Administrative Services to calculate the next calendar year’s maximum no later than September 30. For apartments, houses and other tenancies under ORS 90.323, it is the lesser of 10% or 7% plus CPI, where CPI means the September 12-month average change in the Consumer Price Index for All Urban Consumers, West Region, under ORS 90.324(4).

The Office of Economic Analysis rent stabilization page lists the results: 10% for 2027 and 9.5% for 2026. The percentage that counts is the one for the calendar year in which the increase takes effect, so an increase effective January 15, 2027 can go up to 10%.

Who is exempt from the percentage limit

Under ORS 90.323(5), the cap does not apply if the unit’s first certificate of occupancy was issued less than 15 years before the date of the increase notice. It also does not apply to government-regulated affordable housing when the change does not raise your share of the rent or is required by program rules or a change in your income. Exempt landlords must still give 90 days’ notice and raise rent no more than once in 12 months, and the notice must state the facts that support the exemption.

Notice rules: 90 days, in writing, with specifics

For any tenancy other than week-to-week, ORS 90.323(2)(b) requires written notice at least 90 days before the increase takes effect. Week-to-week tenants get seven days under subsection (1). The notice must state the amount of the increase, the new rent and the effective date, per subsection (3). A notice missing any of those items does not meet the statute.

The first-year freeze in subsection (2)(a) has a companion rule. If a landlord ends a first-year tenancy with a 30-day no-cause notice, ORS 90.323(4) bars charging the next tenant more than the capped amount it could have charged you, unless the unit is exempt. That closes the gap of evicting to reset rent.

Fixed-term leases

ORS 90.323(2) applies “during any tenancy other than week-to-week,” so the 90-day notice, once-a-year limit and cap apply to fixed-term leases too. The statute does not give a landlord a right to raise rent mid-lease; your lease decides that. If it sets one rent for 12 months, that rent holds until the term ends.

Cities cannot add their own cap

ORS 91.225(2) says a city or county “shall not enact any ordinance or resolution which controls the rent” for any dwelling unit. The exceptions are limited: rent limits in contracts where a government gives a property benefits such as tax exemptions for low-income units (subsection 3), condominium conversion protections (subsection 4), and temporary controls after a disaster (subsection 5).

Portland’s relocation payment for big increases

Portland works within that limit by attaching costs to large increases. Under Portland City Code 30.01.085(C), an increase of 5% or more over a rolling 12 months needs 90 days’ notice or the lease period, whichever is longer. If an increase notice shows 10% or more and you request relocation assistance in writing within 45 days, the landlord must pay within 31 days: $2,900 for a studio, $3,300 for a one-bedroom, $4,200 for a two-bedroom and $4,500 for three bedrooms or more. You then have six months to repay it and stay, or give notice and move. See our Portland tenant rights guide.

Retaliation and discrimination

ORS 90.385(1) bars a landlord from retaliating by increasing rent, cutting services, or serving a termination notice after you complain to a government agency about code, mail delivery or fair housing violations, make a good-faith complaint to the landlord, join a tenants union, testify against the landlord, or successfully defend an eviction case in the last six months (a win based only on a defective notice does not count). A violation gives you the remedies in ORS 90.375 and a defense to eviction under ORS 90.385(3). The statute sets no presumption period, so document timing carefully.

Oregon’s fair housing law is broader than federal law. ORS 659A.421(2)(c) bars any distinction in the price, terms or conditions of a rental because of race, color, religion, sex, sexual orientation, gender identity, national origin, marital status, familial status or source of income.

Manufactured home and floating home spaces

Space renters in parks and marinas are covered by ORS 90.600, not 90.323. Month-to-month space rent can rise only with 90 days’ written notice, once in 12 months, and within the ORS 90.324 maximum. ORS 90.324(1)(a) caps parks with more than 30 spaces at 6%, while parks with 30 or fewer spaces use the same 10% or 7% plus CPI formula. ORS 90.600(3)(c) allows a one-time infrastructure increase of up to 12% in larger parks only with a 51% written tenant vote and other conditions.

Worked example: a Salem renter in 2027

Keiko has rented a two-bedroom in a 1998 Salem complex since March 2024, paying $1,600. On October 1, 2026 her landlord delivers written notice of a $192 increase, to $1,792, effective January 1, 2027. The 90-day notice is satisfied, since January 1 is 92 days later. But $192 is 12%, above the 10% maximum for 2027, and the building is far older than 15 years.

The lawful maximum is $1,760. If the landlord charges $1,792, ORS 90.323(6) makes it liable for three months’ rent plus actual damages, which on $1,600 rent is at least $4,800. Keiko replies in writing, citing the OEA figure, and asks for a corrected notice.

Your checklist

Confirm the date your tenancy began and when your last increase took effect.
Check the building’s age; the exemption turns on the first certificate of occupancy.
Divide the increase by your current rent and compare it with the OEA figure for the effective year. The rent increase checker does this for you.
If the increase followed a complaint, use the retaliation checker to line up dates.
Contact OregonLawHelp for free legal aid if the landlord will not correct an unlawful increase.

Frequently Asked Questions

What is Oregon’s maximum rent increase for 2027?

The Office of Economic Analysis set it at 10% for 2027, the ceiling under the ORS 90.324 formula. The 2026 figure was 9.5%. Parks with more than 30 spaces have a separate 6% cap.

My building was built in 2015. Does the cap apply?

Probably not yet. ORS 90.323(5)(a) exempts units whose first certificate of occupancy was issued less than 15 years before the notice date, so a 2015 building leaves the exemption in 2030. The 90-day notice and once-a-year rules still apply.

Can my landlord raise rent twice in 2027 if both are small?

No. ORS 90.323(2)(c) allows only one increase in any 12-month period, regardless of size, and the period runs from the last increase, not the calendar year.

Can Eugene or Bend adopt stricter rent control?

Not general rent control. ORS 91.225(2) forbids cities and counties from controlling rents, apart from contract-based affordable housing, condo conversions and disaster emergencies. Portland’s relocation rule regulates notice and payments, not the rent amount.

What can I recover if my landlord exceeds the cap?

Under ORS 90.323(6), three months’ rent plus your actual damages. The same penalty applies if a landlord terminates a first-year tenancy and overcharges the next tenant in violation of subsection (4).

Your next step: put your notice next to the OEA percentage for its effective year and do the division. Compare states on the rent increase laws by state hub, see which places regulate rent on our cities with rent control page, and review the Oregon security deposit law if you plan to move. This guide is general information rather than legal advice; LSC’s get legal help page lists free providers.

Sources

Owed money from a settlement? Check what is open at OpenClassActions.com. Caring for someone with dementia? Find practical guides at HelpDementia.com. Working out a skin routine? Evidence-based answers at AcneAdvocate.com. Forgot the name of a movie? Identify it at FindThisMovie.com. Was your data exposed? Track active breaches at DataBreachRadar.com.