Oregon enacted ORS 90.427 in 2019 (HB 2001), becoming the first US state to require just cause for every residential eviction and every non-renewal of tenancy statewide. Oregon landlords cannot terminate any tenancy for any reason — only for specific statutory just causes including non-payment, material lease violation, owner move-in (90 days + relocation assistance), or sale requiring vacant possession (90 days + relocation assistance). Portland City Code additionally requires 1 to 3 months’ rent in relocation assistance for sale-related terminations within city limits. Oregon income tax on capital gains from rental sales: up to 9.9% state rate. 1031 exchange is critical for Oregon rental property investors.
Oregon’s Statewide Just-Cause Eviction: The Most Regulated Landlord Exit in Our Network
Oregon enacted HB 2001 in 2019, codified at ORS 90.427, making Oregon the first US state to impose a statewide just-cause eviction requirement. This means:
Before HB 2001: Oregon landlords could issue a 30-day no-cause notice to terminate any month-to-month tenancy — no reason required.
After HB 2001: Oregon landlords must have one of the specified “for cause” reasons to terminate ANY residential tenancy, statewide. The just cause list:
- Non-payment of rent
- Material lease violation (after appropriate notice and opportunity to cure)
- Owner’s or owner’s immediate family member’s primary occupancy (move-in) — requires 90-day notice + relocation assistance
- Sale of the property in which the landlord has accepted an offer from a buyer who intends to occupy as primary residence — requires 90-day notice + relocation assistance
- Demolition or substantial renovation with permits
- Qualifying landlord employment of tenant terminates
No cause termination IS permitted for:
- First year of tenancy only: Oregon law allows a no-cause termination notice of 30 days during the first 12 months of the tenancy (ORS 90.427(1)(a)). After 12 months of occupancy, just cause is required.
Portland City Code — additional relocation assistance: The City of Portland enacted Ordinance 188219 (Portland Relocation Assistance) requiring landlords who terminate tenancies for owner move-in or sale to pay relocation assistance:
- 1 month’s rent for tenants who lived there less than 2 years
- 2 months’ rent for tenants who lived there 2 to 10 years
- 3 months’ rent for tenants who lived there 10+ years (or any tenant receiving housing assistance)
For a Portland tenant paying $1,600/month who has lived there 8 years: relocation assistance = $3,200 (2 months’ rent), paid by the landlord before the termination takes effect.
Oregon Eviction Process: Multnomah County Timeline
Oregon evictions (“FED” — Forcible Entry and Detainer, ORS Chapter 105) work as follows:
Non-payment of rent:
- 72-hour written notice to pay rent or quit (ORS 90.394); must state exact amount owed; can be served any day of the week
- File FED Complaint in Multnomah County Circuit Court (1021 SW Fourth Ave., Portland, OR 97204); filing fee: approximately $88–$115; or in Multnomah County Small Claims Court for amounts under $10,000
- Return date (first court date): set by the clerk, typically within 7 to 14 days
- FED hearing: judge hears the case; if landlord prevails, issues a Judgment of Restitution
- Writ of Execution: issued after the Judgment of Restitution; Multnomah County Sheriff serves and enforces the writ; tenant must vacate within 4 days of sheriff posting the writ
Total uncontested timeline: 72-hour notice + 7 to 14 days to hearing + 4 days for writ = approximately 2 to 3 weeks — faster than Seattle’s 4 to 6 weeks, but the 90-day just-cause notice for sale-related terminations adds significant time before the eviction process even begins.
Oregon’s 72-hour notice for non-payment is shorter than Washington’s 14-day notice and Minnesota’s 14-day notice — making Oregon’s non-payment eviction process faster. However, Oregon’s just-cause requirement for non-renewals (the 90-day notice for sale-related terminations) makes the exit process for voluntary landlord exits longer.
The Portland Rental Market in 2026
Oregon rent increase cap (ORS 90.323). Oregon enacted a statewide rent increase limitation in 2019 alongside the just-cause law. Landlords cannot increase rent more than 7% plus the annual change in the Consumer Price Index (CPI) in a 12-month period. In 2026, with CPI at approximately 3.0%, the maximum annual rent increase is approximately 10%. Rent increases above this cap are void and constitute a violation of ORS 90.323.
Portland’s housing affordability constraint. Portland’s Urban Growth Boundary (UGB) restricts suburban expansion — new supply is more limited than in Phoenix or Dallas. Despite the just-cause and rent increase cap, Portland’s supply constraints support rental demand. University of Oregon Health Sciences (OHSU), Nike (Beaverton), Intel (Hillsboro), and Oregon Health Plan administrative employment anchor rental demand in the metro.
Oregon Tax on Rental Sale
Oregon taxes capital gains from rental sales as ordinary income at rates up to 9.9% — one of the highest state capital gains burdens in the US. Federal long-term capital gains (0%–20%) plus 25% federal depreciation recapture also apply. A 1031 exchange is particularly valuable for Oregon landlords — it defers both the federal components and the high Oregon income tax. Consult an Oregon CPA before sale.
Why Selling With Tenants in Place Makes Sense in Portland
The 90-day just-cause termination notice + Portland relocation assistance ($3,200+ per unit for long-term tenants) + potential FED litigation = a 3 to 6 month exit process before the property is vacant. Then: Pacific Northwest moisture maintenance for vacant properties + 20 to 55 days on MLS + 30 days to close.
Our approach: We purchase Portland rentals with tenants in place. We assume the ORS 90.427 just-cause obligations and Portland relocation assistance responsibility after closing. Timeline: 10 to 21 days from contact to closing.
Get a cash offer on your Portland rental →
For the nationwide rental property guide, see: How to Sell a Rental Property: Tax, Tenants, and Timing →
For the full overview of Portland fast-sale options, see: Sell My House Fast Portland OR: Every Real Option in 2026
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