⚠️ Portland Has Local Ordinances That Add Significant Obligations on Top of Oregon State Law
Portland City Code 30.01.085 (Renter Additional Protections) requires landlords to pay mandatory relocation assistance of $2,900–$4,500 in specified situations, report all payments to PHB within 30 days, and include rights disclosures on every termination and rent increase notice. Violations carry penalties of up to 3x monthly rent plus actual damages and attorney fees. This page covers both state and Portland-specific requirements. Always verify with a licensed Oregon attorney before taking action.
Landlord-Tenant Law in Portland, Oregon
Portland is Oregon’s largest city (~627,000 residents) and has one of the most complex landlord-tenant regulatory environments in the Pacific Northwest. Landlords in Portland operate under two overlapping legal frameworks: Oregon’s statewide Residential Landlord and Tenant Act (ORS Chapter 90), which applies everywhere in the state, and Portland’s own Renter Additional Protections ordinance (Portland City Code 30.01.085), which applies only within Portland city limits and creates obligations that go significantly beyond state law. Understanding which properties are subject to Portland’s local rules, what triggers them, and how to comply with their procedural requirements is essential for any landlord operating rental property in the city.
The Portland Housing Bureau (PHB) administers and enforces the local ordinance. PHB’s Rental Services Office (RSO) is the primary point of contact for landlords navigating relocation assistance requirements, exemption applications, and PHB reporting obligations. Portland’s local rules apply within the city limits of Portland only — properties in Gresham, Troutdale, Fairview, Wood Village, and unincorporated Multnomah County are governed by state law only. All eviction actions, regardless of local ordinance requirements, are filed in the Multnomah County Circuit Court in Portland.
📊 Portland Quick Stats
County
Multnomah County
Population
~627,000 (largest city in Oregon)
Local Ordinance
PCC 30.01.085 — Renter Additional Protections
Relocation Assistance
$2,900–$4,500 (studio to 3BR+)
RA Trigger (rent increase)
10%+ over rolling 12 months (incl. fees)
PHB Reporting
Within 30 days of every RA payment
Violation Penalty
Up to 3x monthly rent + damages + fees
⚖️ Eviction At-a-Glance (Portland)
Nonpayment Notice
72-Hour Pay-or-Vacate (ORS 90.394)
Lease Violation
30-Day Cure or Vacate (ORS 90.392)
No-Cause Termination
90 Days + Relocation Assistance required (PCC 30.01.085)
The local ordinance layer that applies within Portland city limits, on top of ORS Chapter 90
Relocation Assistance Amounts
Unit Type
Relocation Assistance Amount
Studio / SRO (single room occupancy)
$2,900
1-Bedroom
$3,300
2-Bedroom
$4,200
3-Bedroom or larger
$4,500
Triggering Events That Require Relocation Assistance
Triggering Event
Details & Timing
No-Cause Termination (90-day notice)
RA must be paid at least 45 days before the effective move-out date. Landlord must include a description of tenant’s rights and the RA amount on every termination notice. PHB must be notified within 30 days of payment.
Rent/Housing Cost Increase ≥10%
Includes base rent plus all associated housing costs (parking, utilities billed by landlord, pet fees, amenity fees) over a rolling 12-month period. Tenant has 45 days from receipt of the increase notice to request RA in writing. Landlord must pay RA within 31 days of tenant’s written request. Tenant accepting RA must vacate or return the funds. Critical: even if base rent stays under 10%, adding new fees or increasing pass-through costs can push the total over the threshold.
Qualifying Landlord Reason (ORS 90.427)
No-cause terminations under state-law qualifying reasons (major remodel, demolition, owner or immediate family move-in, conversion) also trigger RA under the Portland ordinance. Note: Immediate family move-in is an exemption from RA if properly documented with PHB before issuing the notice.
Substantial Lease Change
A substantial change to a rental agreement (not including expiration of rent concessions specified in the original agreement) that the tenant objects to constitutes a triggering event. Tenant has 45 days to request RA in writing; landlord must pay within 31 days of request.
Mandatory Notice Requirements
Every termination notice and rent increase notice issued within Portland city limits must include:
A description of the tenant’s rights and obligations under PCC 30.01.085
The specific dollar amount of relocation assistance the tenant is eligible to receive
PHB’s current contact information
⚠ Failure to include these required elements on a notice is itself a violation. A technically defective notice can expose the landlord to penalties up to 3x monthly rent even if the underlying termination or rent increase was otherwise lawful.
PHB Reporting Requirement
Landlords must report all relocation assistance payments to PHB (Portland Housing Bureau / Rental Services Office) within 30 days of making each payment. PHB can be reached at 503-823-1303 (Mon/Wed/Fri 9–11am) or through the portland.gov Rental Services portal.
Exemptions from Relocation Assistance (Partial List)
Most exemptions require filing a Relocation Exemption Application (REA) with PHB and receiving an Acknowledgement Letter before entering the rental agreement or issuing any notice. Providing a copy of the Acknowledgement Letter to the tenant is also required. Failure to follow the exact process invalidates the exemption.
Exemption
Key Requirements
Week-to-Week Tenancy
No REA required. Disclose rights to tenant. No RA owed if tenancy is genuinely week-to-week.
Landlord Shares Dwelling Unit
No REA required. Landlord and tenant share the same dwelling unit.
Owner-Occupied Duplex
Landlord’s principal residence is the other unit in the same duplex. REA required.
ADU (Owner Lives On-Site)
Accessory dwelling unit where the property owner lives on the same lot. REA required.
Immediate Family Move-In
Landlord or immediate family member will occupy the unit as principal residence for 24+ months. REA required before notice. Landlord/owner cannot live in unit during 24 months after exemption; family member must be 18+ and cannot be an owner.
Affordable Housing (rent increase only)
Dwelling unit regulated or certified as affordable housing by federal, state, or local government. Exemption from RA for rent increases of 10%+ only. REA required.
Demolition (<6 months, permit verified)
Unit rented for less than 6 months with demolition permit verified at time of lease. REA required.
All Portland city code provisions that apply on top of ORS Chapter 90
Ordinance / Category
Details
PCC 30.01.085 Renter Additional Protections
The core Portland ordinance. Mandatory relocation assistance ($2,900–$4,500 by unit size) on no-cause terminations, qualifying landlord-reason terminations, rent/housing cost increases of 10%+ over 12 months, and substantial lease changes. Every notice must include required rights disclosures. PHB must be notified within 30 days of every payment. Most exemptions require a PHB Acknowledgement Letter before any action. Violations: up to 3x monthly rent + actual damages + attorney fees.
Portland’s Fair Access in Renting (FAIR) Ordinance governs the rental application process. Key requirements: landlords must process applications in the order received (first-come, first-served); landlords must post available unit listings with all qualifying criteria; screening criteria must be disclosed upfront; the screening fee cap applies (typically the actual cost of the background check); landlords must accept applicants who meet the listed criteria if they are first in line. Violations: $250 per violation (plus actual damages and attorney fees). Note: SB 599 (effective 2025) additionally prohibits landlords from inquiring about, or disclosing with intent to harm, an applicant’s immigration or citizenship status statewide.
Rent Stabilization ORS 90.323 + PCC 10% threshold
Oregon state law caps rent increases at 7% + CPI annually (9.5% for 2026). Within Portland, the practical operational threshold is lower: any rent increase or associated housing cost increase that totals 10% or more over a rolling 12-month period triggers mandatory relocation assistance. Portland landlords who raise rents at the state cap (9.5%) do not automatically trigger RA — but adding new fees, increasing parking or utility charges, or issuing multiple small increases that compound to 10%+ can push a technically compliant rent increase into RA-triggering territory.
No-Cause Terminations 90-Day Notice + RA
State law requires 90 days’ notice plus qualifying reason after year one for month-to-month tenancies. Portland’s ordinance additionally requires mandatory relocation assistance on all qualifying 90-day terminations. The RA payment must be made at least 45 days before the effective termination date — not just when the 90-day notice is issued. Include the tenant rights form and RA amount in the notice. State law change (HB 2134, effective Jan 1, 2026): landlords may not collect a lease break fee or collect rent after the tenant’s self-termination date when a tenant gives 30-day notice after receiving a qualifying no-cause termination.
SB 586 (2025): Sale Notice Does NOT apply within Portland
SB 586 (effective Sept 26, 2025) allows landlords to give 60-day notice (instead of 90-day) upon sale of a residential rental dwelling unit, provided the tenant receives one month’s rent. This provision does NOT apply within Portland city limits because PCC 30.01.085 already governs termination notices in Portland with its own standards. Portland landlords who need to terminate for a sale must comply with PCC 30.01.085 including full RA payment.
Security Deposit Rules ORS 90.300 + PCC 30.01.087
State law: no cap on deposit amount; return within 31 days with itemized accounting; double damages for wrongful withholding (ORS 90.300). Portland additionally has PCC 30.01.087 security deposit provisions providing additional applicant protections. Landlords must return deposits and provide written accounting within 31 days. Thorough move-in documentation is essential in Portland’s high-cost, litigation-active rental market.
Scope: Portland City Limits Only
PCC 30.01.085 and related Portland ordinances apply only within the incorporated city limits of Portland. Properties with Portland mailing addresses located outside city limits (some unincorporated areas) are NOT subject to Portland’s local ordinances. Properties in Gresham, Troutdale, Fairview, Wood Village, and unincorporated Multnomah County are governed by state law only. When in doubt, verify whether a specific address is within Portland city limits using the PortlandMaps.com parcel lookup.
ORS Chapter 90 applies throughout Portland. PCC 30.01.085 adds to — but does not replace — state law.
⚡ Quick Overview
10
Days Notice (Nonpayment)
30
Days Notice (Violation)
30-60
Avg Total Days
$$88-270
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type10-Day Notice of Nonpayment (or 13-Day if served on day 5)
Notice Period10 days
Tenant Can Cure?Yes
Days to Hearing7-14 days
Days to Writ4 days
Total Estimated Timeline30-60 days
Total Estimated Cost$200-600
⚠️ Watch Out
CRITICAL: 4-day grace period before notice can be served. 10-day notice can only be served on or after 8th day of rental period. 13-day notice can be served on or after 5th day. Must include mandatory Eviction for Nonpayment of Rent notice per HB 2001 (2023) with rental assistance info in multiple languages - court dismisses without it. Accepting partial rent may invalidate notice. Court MUST dismiss FED if tenant pays all rent or rental assistance is received before judgment. Statewide rent control (SB 608): 7%+CPI cap (max 10% per SB 611). Just cause eviction required after first year of occupancy.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Circuit Court - FED (Forcible Entry and Detainer). Pay the filing fee (~$$88-270).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Oregon eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Oregon attorney or local legal aid organization.
🔍 Reduce Your Risk Before Signing a Lease:
Oregon landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in Oregon —
including background checks, credit history, income verification, and rental references — is one of the most
cost-effective steps you can take to protect your rental property. Before you ever need Oregon's
eviction process, proper tenant screening can help
you identify red flags early and avoid problem tenancies altogether.
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AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Oregon requirements.
Calculate your required notice period and earliest filing date
📋 Notice Period Calculator
Select your state, eviction reason, and the date you plan to serve notice. We'll calculate your earliest filing date and key milestones.
⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Underground Landlord
🏛️ Portland Housing Bureau (PHB)
The agency that administers PCC 30.01.085 and the relocation assistance program
✓ Is the property within Portland city limits? (Check portlandmaps.com) ✓ Does the notice type trigger RA? (termination / increase ≥10%) ✓ Have you calculated the correct RA amount by bedroom count? ✓ Does the notice include rights/obligations disclosure + RA amount? ✓ Do you have a PHB Acknowledgement Letter if claiming an exemption? ✓ Have you budgeted to report payment to PHB within 30 days?
A Portland Landlord’s Guide to Local Ordinance Compliance
Portland is the only city in Oregon with a local landlord-tenant ordinance that creates obligations meaningfully beyond state law. Portland City Code 30.01.085 — the Renter Additional Protections ordinance, part of what is sometimes called the FAIR (Fair Access in Renting) Ordinance — was enacted in 2018 and has been amended several times since. For landlords who have operated elsewhere in Oregon and moved properties into Portland, the local layer can be a significant compliance surprise. The financial exposure from non-compliance — up to three times the monthly rent plus actual damages and attorney fees — is not an abstract risk. Portland courts actively adjudicate these cases, and tenants are increasingly represented by attorneys who know the ordinance well.
The 10% Threshold: More Complicated Than It Sounds
The most commonly misunderstood aspect of PCC 30.01.085 is the 10% rent increase trigger for relocation assistance. Oregon state law caps base rent increases at 9.5% for 2026 (ORS 90.323), so a landlord operating at the state cap does not automatically trigger Portland’s RA obligation. But Portland’s ordinance looks at more than base rent: it applies to rent plus all “associated housing costs” — parking fees, utility charges passed through by the landlord, pet fees, amenity fees, and any other charges that are landlord-controlled and required as a condition of tenancy. The 10% threshold is calculated over a rolling 12-month period across all of these combined charges.
This means a landlord can raise base rent by 7.5% (well under the state cap), add $60/month for garbage and recycling that was previously included in rent, and push the total housing cost increase over 10% — triggering mandatory RA if the tenant requests it within 45 days. Multiple incremental increases in the same 12-month period can also compound to trigger the threshold even if each individual increase was modest. Portland landlords need to track the rolling total of all housing cost changes, not just base rent, to understand their RA exposure at any given moment.
The Notice Requirement: Often Overlooked, Always Enforced
Every termination notice and every rent increase notice issued within Portland city limits must include, at a minimum: a description of the tenant’s rights and obligations under PCC 30.01.085, and the specific dollar amount of relocation assistance the tenant is eligible to receive based on their unit size. This is not optional and it is not dependent on whether RA is actually owed — it applies to every qualifying notice. A termination notice for nonpayment of rent does not trigger RA, but a 90-day no-cause termination notice does, and that notice must include the disclosure and the RA amount. A rent increase notice for a 5% increase does not trigger RA (assuming total housing costs remain under 10%), but the notice still must include the disclosure and the inapplicable RA amount. PHB provides template forms that satisfy the requirement; using them eliminates the defective-notice risk.
Exemptions: Process is Everything
Portland’s 12 exemptions from relocation assistance are real and useful — owner-occupied duplexes, ADUs where the owner lives on-site, immediate family move-ins, affordable housing for rent increases — but the process for claiming them is procedurally demanding. Most exemptions require filing a Relocation Exemption Application (REA) with PHB and receiving a written Acknowledgement Letter before taking the action that would otherwise trigger RA. In most cases, a copy of the Acknowledgement Letter must be provided to the tenant before they enter into the rental agreement, not at the time of termination. A landlord who discovers an exemption applies only after issuing a termination notice — without having followed the REA process — has lost the exemption. The order of operations is mandatory.
New Laws in 2025–2026
Several state law changes in 2025 affect Portland landlords. SB 599 (effective June 2025) prohibits landlords from inquiring about or disclosing an applicant’s immigration or citizenship status; landlords must accept a wide range of non-governmental identification. HB 2134 (effective January 2026) prohibits landlords from collecting a lease break fee or collecting rent after the tenant’s own 30-day termination date when the tenant terminates in response to receiving a qualifying no-cause termination notice — this prevents landlords from penalizing tenants who move out before the 90-day no-cause period expires. SB 586 (60-day sale notice) explicitly does not apply within Portland city limits, where PCC 30.01.085 governs all terminations.
Scope: City Limits Matter
PCC 30.01.085 applies only within Portland’s incorporated city limits. Properties with Portland mailing addresses are not necessarily within city limits — some unincorporated Multnomah County areas use Portland as their postal city. The definitive check is PortlandMaps.com, which shows whether any given parcel is within city limits. Properties in Gresham, Troutdale, Fairview, Wood Village, and unincorporated Multnomah County are governed by state law only. Landlords with portfolios that span both Portland and non-Portland addresses should maintain separate compliance procedures for each.
Portland landlord-tenant matters are governed by ORS Chapter 90 (state) and PCC 30.01.085 (local). Relocation assistance: $2,900 (studio/SRO), $3,300 (1BR), $4,200 (2BR), $4,500 (3BR+). Triggering events: no-cause 90-day termination, rent/housing cost increase ≥10% rolling 12 months, qualifying landlord reason, substantial lease change. All notices must include rights disclosure and RA amount. PHB must be notified within 30 days of every RA payment. Most exemptions require PHB REA Acknowledgement Letter before any action. Violation penalty: up to 3x monthly rent + damages + attorney fees. Scope: Portland city limits only (check portlandmaps.com). Nonpayment: 72-hour Pay-or-Vacate (ORS 90.394). Rent stabilization: 9.5% base rent cap for 2026 (ORS 90.323). HB 2134 (Jan 2026): no lease break fees when tenant self-terminates after receiving a qualifying no-cause notice. SB 586 60-day sale notice does not apply within Portland. Evictions filed in Multnomah County Circuit Court. PHB Rental Services: 503-823-1303 (Mon/Wed/Fri 9–11am). Consult a licensed Oregon attorney before taking legal action. Last updated: April 2026.
Disclaimer: This page provides general information about landlord-tenant law and local ordinances in Portland, Oregon and is not legal advice. Portland’s local ordinances change frequently and are actively enforced. Always consult a licensed Oregon attorney specializing in landlord-tenant law before issuing any termination notice, rent increase, or taking any action that may trigger PCC 30.01.085 obligations. Last updated: April 2026.
