Portland's Rental Property Rules: The Rules That Matter

Every city handles rental property rules a little differently. In Portland, Oregon, there are 11 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Relocation Assistance

Portland landlords must pay tenants relocation assistance when issuing no-cause terminations, qualifying rent increases above ten percent, or substantial lease modifications, with payment amounts tiered by unit bedroom count under PCC 30.01.085.

Key details: Authority: PCC 30.01.085. Trigger rent increase: Above 10% / 12 months. Payment range: ~$2,900-$4,500. Tenant remedy: 3x damages + fees.

Failure to pay required relocation assistance subjects landlords to private tenant lawsuits for three times the assistance amount plus attorney fees, plus city enforcement action under Portland Housing Bureau rules.

This is one of the stricter rules in Portland's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Source-of-Income Discrimination

Oregon ORS 659A.421 and Portland City Code 30.01.086 prohibit Portland landlords from refusing to rent or imposing different terms based on a tenant's lawful source of income, including Section 8 vouchers, Social Security, SSI/SSDI, VA benefits, child support, and other government or third-party rental assistance.

Key details: State Law: ORS 659A.421. Local Law: PCC 30.01.086 (FAIR Ordinance). Income Test Rule: Apply only to tenant's portion of rent. Enforcement Agencies: BOLI, Portland Housing Bureau, HUD. Civil Penalty: Up to $1,000 per violation + actual damages.

BOLI may award compensatory damages, civil penalties up to $1,000 per violation, and attorney fees (ORS 659A.850-885). Portland Housing Bureau imposes additional FAIR civil penalties. Private right of action exists in Multnomah County Circuit Court.

This is not one of those rules that cities tend to ignore. Portland actively enforces its source-of-income discrimination requirements.

AB-1482 Notice Disclosure

Portland follows Oregon's statewide rent cap rather than California's AB 1482. Under SB 608 (2019) codified at ORS 90.323 and amended by SB 611 (2023), landlords must give written notice of any rent increase 90 days in advance and may not raise rent above the lower of 10% or 7% plus CPI in any 12-month period. Buildings less than 15 years old and certain subsidized units are exempt.

Key details: Governing Law: Oregon SB 608 / ORS 90.323 (not California AB 1482). Maximum Increase: Lower of 10% or 7% + West Region CPI per 12 months. Notice Period: 90 days written notice before any increase. New Construction Exemption: Buildings <15 years old. Penalty: 3 months' rent + actual damages.

Landlord owes tenant an amount equal to three months' rent plus actual damages for an increase that exceeds the cap or lacks 90-day notice (ORS 90.323(5)). Enforcement is through Oregon Circuit Court or by complaint to the Oregon Real Estate Agency / Fair Housing Council of Oregon. Portland Housing Bureau handles local FAIR Ordinance complaints.

Security Deposit Rules

Portland City Code 30.01.087 caps total security deposits and last-month rent collected at move-in. Under Oregon ORS 90.300, deposits must be returned (with itemized deductions) within 31 days of the tenant vacating. Pet deposits are limited and service/assistance animals may not be charged a deposit.

Key details: Local Cap: 1.5 months' rent total (PCC 30.01.087). Return Deadline: 31 days from possession returned (ORS 90.300). Wrongful Withholding: 2x amount + attorney fees. Service Animal: No pet deposit allowed (ORS 659A.143). Installments: FAIR requires 3-month installment option on request.

Landlord owes twice the amount wrongfully withheld plus attorney fees (ORS 90.300(16)). Portland FAIR Ordinance penalties also apply; tenant may file with Portland Housing Bureau or sue in Small Claims (up to $10,000) or Circuit Court.

No-Fault Evictions

Portland City Code 30.01.085 requires landlords to pay relocation assistance of $2,900 to $4,500 (by bedroom count) when issuing a no-cause termination, a qualifying-landlord-reason termination, a non-renewal of a fixed-term lease, or a rent increase of 10% or more in any 12-month period. The duty was adopted in 2017 and made permanent in 2018.

Key details: Code: PCC 30.01.085 (effective Feb 2017; permanent 2018). Studio/SRO Payment: $2,900. 1 Bedroom: $3,300. 2 Bedroom: $4,200. 3+ Bedroom: $4,500.

Tenant may sue for equitable relief, three times the relocation amount owed, plus attorney fees (PCC 30.01.085.E). Failure to pay is an affirmative defense to FED (eviction) action. Multnomah County Circuit Court enforces; PHB receives complaints and publishes notice templates.

Compared to other cities, Portland takes a harder line on no-fault evictions. The enforcement and penalty structure reflects that.

Pass-Through Charges

Under Portland City Code 30.01.086 (the FAIR Ordinance, 2019), landlords may not charge application fees beyond the actual cost of screening (capped by published city schedule), may not require security deposits greater than the limits set in PCC 30.01.087, and may not pass through 'in lieu' fees or hidden charges absent specific lease and Oregon ORS Chapter 90 authority.

Key details: Code: PCC 30.01.086 (FAIR Ordinance) + ORS 90.315 / 90.302. Screening Fee: Limited to actual cost; must be published. Utility Pass-Through: Allowed if disclosed; no markup beyond admin fee (ORS 90.315). Late Fee Cap: $50 or 5% of monthly rent (ORS 90.260). Move-In Fees: Must be itemized and tenant-authorized.

Tenant may recover actual damages, statutory damages, and attorney fees under ORS 90.255 and 90.302. Portland Housing Bureau accepts FAIR Ordinance complaints; civil penalties may be imposed by the city in addition to private remedies.

Section 8 Voucher Acceptance

Oregon ORS 659A.421 makes it unlawful for a landlord to refuse to rent or to discriminate against an applicant or tenant because of their source of income, including Section 8 (Housing Choice) vouchers, VASH, Section 811, or other government rental assistance. Portland's FAIR Ordinance (PCC 30.01.086) reinforces and locally enforces this protection.

Key details: Statute: ORS 659A.421. Local Add-On: PCC 30.01.086 (FAIR Ordinance). Protected Source: Section 8, VASH, Section 811, Veterans benefits, SSI, SSDI, child support. Income Test: Only applied to tenant's portion of rent. Voucher Issuer: Home Forward (Portland-area Housing Authority).

BOLI (Oregon Bureau of Labor and Industries) Civil Rights Division enforces ORS 659A and may award damages, civil penalties up to $1,000, and attorney fees. Portland Housing Bureau accepts FAIR complaints. Fair Housing Council of Oregon also litigates source-of-income cases.

Compared to other cities, Portland takes a harder line on section 8 voucher acceptance. The enforcement and penalty structure reflects that.

Tenant Anti-Harassment

Portland tenants are protected from landlord harassment, retaliation, and intimidation under Oregon ORS 90.385 (retaliation) and 90.375 (self-help eviction), and under Portland's FAIR Ordinance (PCC 30.01) which prohibits coercive screening or termination practices designed to push tenants out without due process.

Key details: Retaliation Statute: ORS 90.385. Self-Help Eviction Ban: ORS 90.375. Notice for Entry: 24 hours (ORS 90.322). Retaliation Penalty: 2 months' rent + actual damages + attorney fees. Local Protection: PCC 30.01 FAIR Ordinance.

Retaliation: tenant recovers two months' rent plus actual damages and attorney fees (ORS 90.385). Self-help eviction: two months' rent or twice actual damages plus possession (ORS 90.375). Portland FAIR civil penalties may apply.

Just Cause Eviction

After the first year of occupancy, Portland landlords may terminate a tenancy only for one of the statutory 'qualifying' or 'tenant-cause' reasons under Oregon ORS 90.427. Portland City Code Chapter 30.01.085 adds local relocation-assistance duties when a no-cause termination occurs in the first year or when a qualifying landlord-cause termination is used.

Key details: Governing Statute: ORS 90.427 (Oregon SB 608). Threshold: After 12 months of occupancy. Qualifying Reasons: Demolition, major repair, landlord move-in, sale to buyer-occupant. State Notice: 90 days + 1 month relocation (5+ unit landlords). Portland Add-On: PCC 30.01.085 relocation $2,900-$4,500.

Tenant may recover three months' rent plus actual damages for a wrongful termination (ORS 90.427(8)). Portland's FAIR relocation amounts owed are recoverable through Multnomah County Circuit Court; failure to pay is a defense to eviction. Portland Housing Bureau accepts complaints.

This is not one of those rules that cities tend to ignore. Portland actively enforces its just cause eviction requirements.

Rent Control

Portland has no local rent control. Rent stabilization is set by Oregon statewide law under SB 608 (2019) and SB 611 (2023), codified at ORS 90.323 and 90.324. The maximum annual rent increase is the lower of 10% or 7% plus West Region CPI. The Oregon Department of Administrative Services publishes the cap each September.

Key details: Governing Law: ORS 90.323 / 90.324 (SB 608 + SB 611). Annual Cap: Lower of 10% or 7% + West Region CPI. 2025 Max: 10.0% (published by Oregon DAS). Notice Required: 90 days written. New Construction Exempt: Buildings <15 years old.

Tenant remedy is three months' rent plus actual damages under ORS 90.323(5). Suit filed in Multnomah County Circuit Court. The Fair Housing Council of Oregon and Portland Housing Bureau accept complaints.

Rental Registration

Portland requires all rental properties to be registered with the city's Rental Registration program administered by the Portland Housing Bureau. The program was established to track rental housing stock, ensure habitability compliance, and provide tenant protection services.

Key details: Program: Portland Rental Registration. Administering Agency: Portland Housing Bureau. Deadline: Within 60 days of becoming a rental. Requirement: All rental dwelling units. Landlord Obligation: Provide tenants with rights information.

Failure to register a rental property is a violation of Portland City Code. Penalties include fines and potential enforcement action. Unregistered properties may face additional scrutiny during code enforcement actions.

This is one of the stricter rules in Portland's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

The Bottom Line

Portland is tougher than many cities when it comes to rental property rules. Out of the 11 rules covered here, 6 are rated strict. If you are a homeowner, renter, or business owner in Portland, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

Keep in mind that Portland can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.