Free Oregon Rent Increase Notice

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Oregon has statewide rent control (SB 608, amended by SB 611): for 2026 most annual increases are capped at 9.5% – the lesser of 10% or 7% plus regional CPI, the number Oregon publishes each September. You must give at least 90 days’ written notice (ORS 90.323), and you cannot raise rent at all in the first year of a tenancy. Generate a compliant notice below.

90-day notice ORS 90.323 Oregon Free PDF

This Oregon Rent Increase Notice raises the rent on a residential tenancy within Oregon’s statewide rent-control cap under ORS 90.323. For 2026 the maximum increase is 9.5% (the lesser of 10% or 7% plus the regional CPI Oregon publishes by September 30), you must give at least 90 days’ written notice, you may raise rent only once in 12 months, and not at all in the first year. Our how to raise rent guide covers the timing, and the tenant screening laws by state hub helps you place reliable tenants in the first place.

Complete the fields below to generate a Oregon rent increase notice. The new rent and effective date must give the tenant the full statutory notice period. Service should comply with applicable Oregon law; retain proof of service.

An Oregon rent increase notice is the written notice a landlord serves to raise the rent on a residential tenancy. Oregon is a rent-controlled state: since Senate Bill 608 in 2019, amended by Senate Bill 611 in 2023, the amount of an annual increase is capped statewide, and a long-standing notice rule sets how far in advance the tenant must be told. Getting both the cap and the notice right is what makes the increase enforceable.

The cap in ORS 90.323 limits a rent increase to the lesser of 10 percent or 7 percent plus the annual change in the regional Consumer Price Index – the CPI-U for the West Region. SB 611 added the hard 10 percent ceiling so that even in a high-inflation year the increase cannot run above it. Because the CPI figure changes, the Oregon Department of Administrative Services, through its Office of Economic Analysis, calculates the maximum allowable percentage and publishes it each year by September 30 for the following calendar year. For calendar year 2026 that maximum is 9.5 percent, which is 7 percent plus a 2.5 percent CPI figure – below the 10 percent ceiling. In both 2024 and 2025 the maximum was 10.0 percent, because 7 percent plus CPI ran higher than the ceiling, so the ceiling controlled. Always confirm the current year’s published number before you set the new rent rather than assuming last year’s figure still applies.

Timing matters as much as the amount. After the first year of a tenancy, a landlord must give written notice at least 90 days before the effective date of any increase on a month-to-month or other periodic tenancy; a week-to-week tenancy needs only 7 days. The landlord may raise the rent no more than once in any 12-month period, and may not raise it at all during the first 12 months of the tenancy (other than week-to-week). On a fixed-term lease the rent is locked for the term unless the lease provides otherwise; the cap and the 90-day notice then apply at renewal. The notice itself must state the amount of the increase, the new rent, and the effective date – and, when the landlord is relying on an exemption to exceed the cap, the facts that support the exemption.

Two categories of housing are exempt from the cap, though not from the 90-day notice. First, the cap does not apply if the first certificate of occupancy for the unit was issued less than 15 years before the date of the increase notice – the new-construction exemption. Second, it does not apply to certain regulated or subsidized affordable housing, where the landlord provides a reduced rent as part of a federal, state, or local program or subsidy. A landlord claiming an exemption to charge above the cap must still give 90 days’ notice and must state the facts that support the exemption in the notice. Outside those two categories, the statewide cap applies, and local governments generally cannot set their own rent control below it – the state cap is what governs.

Even a properly capped, properly noticed increase can still be unlawful because of its motive. ORS 90.385 bars a landlord from retaliating against a tenant – including by increasing the rent – after the tenant has complained to a government agency about a housing-code violation, made a good-faith complaint to the landlord, organized or joined a tenants’ union, testified against the landlord, or successfully defended a possession action. The statute creates a disputable presumption that a landlord action taken within six months of the protected activity is retaliatory, and it gives the tenant the remedies in ORS 90.375 and a defense to eviction. Federal and Oregon fair-housing law independently bar an increase aimed at a tenant because of a protected characteristic.

Because Oregon does not fix a single required method to serve a rent-increase notice, the practical standard is provable written delivery that reaches the tenant within the 90-day window – and the notice must be in writing, so a verbal increase does not count. Personal delivery to the tenant, delivery left at the premises when the tenant is absent, certified mail with a return receipt, or first-class mail all work; allow added days for receipt when you mail so the full 90 days still run. Email or text is fine only when the lease or tenant authorizes electronic notice and you document it. Whatever the method, keep a signed, dated copy and proof of delivery. The stakes are real: a landlord who increases rent above the cap or without the required notice is liable to the tenant for an amount equal to three months’ rent plus the tenant’s actual damages under ORS 90.323. Our how to raise rent guide walks through the timing, and screening applicants with verified reports keeps tenancies stable so the increases you serve actually stick.

One distinct regime is worth flagging. A manufactured-dwelling-facility lot – a space a tenant rents in a manufactured-home park or marina – is governed by ORS 90.600 rather than the ordinary cap. For a facility with more than 30 spaces, House Bill 3054 (2025 session) set a separate flat cap of 6 percent for 2026, while smaller facilities follow the same lesser-of-10%-or-7%-plus-CPI figure (9.5 percent for 2026) that applies to ordinary rentals. Either way the 90-day written notice applies. That separate facility cap is not the rule for an ordinary apartment or house, where the 2026 maximum is 9.5 percent and the notice is 90 days under ORS 90.323. Put together, a clean Oregon increase is exact: confirm the increase is allowed yet, stay within the published cap or a valid exemption, give at least 90 days’ written notice with the required content, raise the rent only once in 12 months, keep the timing outside the retaliation window, and deliver the notice in a way you can prove. None of this replaces the screening you do at move-in – a tenant chosen for steady income and a clean payment history is the one most likely to absorb a lawful increase without a dispute.

• Statewide cap on the increase – the lesser of 10% or 7% plus regional CPI; for 2026 Oregon set it at 9.5% (ORS 90.323 / 90.324).
• At least 90 days’ written notice before the effective date for a month-to-month or periodic tenancy (7 days for week-to-week) – ORS 90.323.
• No increase in the first year of a tenancy (other than week-to-week), and no more than one increase in any 12-month period.
• First-year turnover cap – a landlord who ends a tenancy in the first year with a 30-day no-cause notice may not charge the next tenant more than the cap would have allowed the prior tenancy (ORS 90.323(4)); turnover cannot be used to reset rent above the cap.
• Notice content – state the amount of the increase, the new rent, the effective date, and, if claiming an exemption above the cap, the facts supporting it.
• New-construction exemption – the cap does not apply where the first certificate of occupancy was issued less than 15 years ago; certain subsidized/regulated affordable units are also exempt (the 90-day notice still applies).
• No retaliatory increase – ORS 90.385 presumes an increase within six months of a protected tenant action is retaliatory.
• No discriminatory increase based on a protected class (federal Fair Housing Act and Oregon fair-housing law).
• Penalty – an over-cap or short-notice increase makes the landlord liable for three months’ rent plus actual damages (ORS 90.323).
• Manufactured-dwelling-facility lots with more than 30 spaces follow a separate 6% cap (2026) and the same 90-day notice (ORS 90.600).
• Facility tenant committee – tenants in a manufactured-dwelling or floating-home facility may elect a committee of up to seven members, and the landlord must meet with it on request about a proposed rent increase (ORS 90.600).

Oregon does not set a flat percentage. Under ORS 90.324 the Oregon Department of Administrative Services calculates the maximum each year as the lesser of 10% or 7% plus the 12-month average change in the Consumer Price Index for All Urban Consumers, West Region (All Items), and publishes it by September 30 for the following calendar year. For 2026 the math is 7% + 2.5% CPI = 9.5%, which sits below the 10% ceiling, so 9.5% controls.

The 10% ceiling matters because the CPI figure swings year to year. Senate Bill 611 (2023) added that hard ceiling after the formula produced a record maximum for 2023. Here is the published statewide maximum by year:

• 2022: 9.9% (7% + 2.9% CPI)
• 2023: 14.6% (7% + 7.6% CPI) – the record that prompted SB 611’s 10% ceiling
• 2024: 10.0% (the ceiling; the raw formula would have reached 12.6%)
• 2025: 10.0%
• 2026: 9.5% (7% + 2.5% CPI)

Oregon’s cap is statewide, and ORS 91.225 bars cities and counties from enacting their own rent control – the Legislature declared rent control “a matter of statewide concern,” so no local government may pass an ordinance that “controls the rent that may be charged” (narrow exceptions cover affordable-housing contracts, condominium-conversion notice periods, and temporary emergency controls). A common misconception is that Portland sets its own rent-control ceiling; it does not. The statewide 9.5% cap for 2026 governs rent inside Portland exactly as it does everywhere else in Oregon.

Portland does, however, add a separate relocation-assistance requirement that is not rent control and so survives that preemption. Under Portland City Code 30.01.085, a landlord who raises rent or associated housing costs by 10% or more over a rolling 12-month period owes the tenant a relocation-assistance payment if the tenant chooses to move: the tenant makes a written request within 45 days of the increase notice, and the landlord must pay within 31 days. The relocation amounts fixed by § 30.01.085 – which the ordinance treats as statutory damages the landlord is liable for – are $2,900 for a studio or SRO, $3,300 for a one-bedroom, $4,200 for a two-bedroom, and $4,500 for a three-bedroom or larger unit. Portland also requires 90 days’ written notice for any increase of 5% or more over a rolling 12 months, with a description of the tenant’s rights and any relocation amount owed. Twelve statutory exemptions exist – for example, an owner-occupied duplex or an accessory dwelling unit, rentals of fewer than six months, and certain regulated affordable units – and a landlord who ignores the ordinance faces liability of up to three months’ rent plus actual damages, the relocation amount, and attorney fees. If your rental sits inside Portland, confirm the current City rule before serving any increase at or near 10%.

• Oregon fixes no single required method to serve a rent-increase notice, but the notice must be written and reach the tenant at least 90 days before the effective date (7 days for week-to-week).
• Personal delivery to the tenant, or delivery left at the rental premises if the tenant is absent.
• Certified mail with a return receipt, or U.S. first-class mail, gives a dated paper trail; allow added days for receipt when you mail so the 90 days still run in full.
• Email or text works only if the lease or tenant authorizes electronic notice and you document it; keep the send record either way.

• Raising the rent above the cap – the lesser of 10% or 7% plus CPI (9.5% for 2026) – on a covered unit without a valid exemption.
• Giving less than 90 days’ written notice, or setting the effective date before the 90 days (7 for week-to-week) run.
• Raising the rent during the first year of the tenancy, or more than once in a 12-month period.
• Claiming the new-construction or subsidized exemption without stating the supporting facts in the notice.
• Timing the increase right after a tenant’s code complaint or tenants’-union activity – ORS 90.385 presumes that retaliatory for six months.
• Relying on a verbal notice with no written record or proof of delivery.

• Confirm the current year’s published cap before setting the new rent – Oregon updates the number every September 30 (9.5% for 2026).
• Give written notice at least 90 days before the effective date, and longer if the lease requires it.
• State the increase amount, the new rent, the effective date, and any exemption facts plainly on the notice.
• Deliver by a method you can prove, allow added days when you mail, and keep the timing outside the six-month retaliation window.

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