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As we head into 2026, Oregon’s rent control framework continues to shape how property managers and landlords plan rent adjustments and communicate with tenants. The state’s annual calculation of allowable rent increases — established under Oregon Revised Statutes (ORS) Chapter 90 — provides predictability in an ever-changing housing market. Here’s a breakdown of the latest updates and what they mean for your business. (Oregon Apps)
📊 Maximum Rent Increase Limits for 2026
Each year, the Oregon Department of Administrative Services (DAS) calculates the maximum rent increase permitted for the coming calendar year under the state’s rent stabilization law (ORS 90.323 and ORS 90.324). These limits are designed to align rent increases with inflation and economic conditions, while also offering renters protections against sudden, steep hikes. (Oregon Apps)
For 2026, the official maximum allowable increases are:
9.5% for most residential rental units (15+ years old and subject to rent stabilization). (Oregon Apps)
6.0% for mobile home parks and floating home marinas with more than 30 spaces as established under House Bill 3054. (Oregon)
These caps apply once per 12-month period and are the maximum a property owner may charge; landlords cannot exceed these percentages when issuing a rent increase for qualified units. (Oregon Apps)
🏡 Why These Changes Matter
➡️ Predictability for Your Budgeting
Knowing the allowable limits for 2026 helps property managers and owners plan operating budgets, anticipate revenue, and prepare for expenses like maintenance, property taxes, and insurance.
➡️ State Law Compliance
Rent stabilization limits only apply to units that are 15 years old or older. Newer properties (first certificate of occupancy issued less than 15 years ago) are exempt from these caps, giving managers more flexibility with newer developments. (KTVZ)
📌 Other Legislative Changes Affecting 2026
In addition to rent caps, several laws passed during the 2025 Oregon legislative session will affect how property managers handle leases and notices starting January 1, 2026: (Portland.gov)
HB 3251 — Requires landlords to return security deposits when tenants don’t enter into a lease due to habitability issues. (Portland.gov)
HB 2134 — Limits landlords from charging lease termination fees or collecting rent past a tenant’s termination date when a tenant moves out after a valid notice. (Portland.gov)
SB 586 — Shortens the notice period from 90 to 60 days for non-renewal due to property sale (note: some localities like Portland may have their own rules). (Portland.gov)
SB 599 — Prohibits discrimination based on actual or perceived immigration or citizenship status in the application process. (Portland.gov)
SB 973 — Requires landlords of publicly supported housing to give 30 months’ notice of upcoming rent increases tied to expiring affordability restrictions, in multiple languages. (Oregon Citizens Lobby)
🗣️ Tips for Property Managers Heading Into 2026
Here are best practices to stay ahead:
✅ Plan rent increases early. With the 9.5% cap set, build your 2026 revenue projections now.
✅ Review leases for exemptions. Determine which properties are subject to rent stabilization vs. exempt (newer buildings, certain owner-occupied units, etc.).
✅ Update tenant communications. Ensure all notices (rent increases, security deposit returns, lease term changes) comply with the updated statutes and timelines.
✅ Train your team. Make sure leasing staff and property managers understand the new changes so they can properly counsel tenants and avoid compliance pitfalls.
📅 Final Thoughts
Oregon’s rent control regime continues to evolve. The new 2026 caps offer a slight reduction from recent years but still provide a meaningful framework for raising rent in line with costs. At the same time, accompanying landlord-tenant law changes emphasize transparent, fair processes that impact day-to-day operations.
Staying informed and proactive will ensure you’re prepared for the year ahead — minimizing surprises and protecting your investments while maintaining positive relationships with renters.
We're Here to Help
Oregon rental laws are always changing. We help owners safeguard their investment by providing guidance on legal updates, ensuring compliance, and supporting positive, professional tenant relationships.
Contact Oregon Bay Properties today for help with your Coos County rental. Call or visit our website to schedule a consultation.
