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Key Takeaways
- Most residential rentals built before 2011 (15-year rolling exemption). Single-family homes have limited exemptions.
- 7% + CPI annually, maximum 10% total. Manufactured home parks: 3% + CPI, max 7%.
- Required after 12 months of tenancy. Relocation assistance required for no-fault evictions.
- Happy Valley Housing Authority, Oregon Law Center, Community Alliance of Tenants
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1. Overview of Rent Stabilization in Happy Valley
As a Portland metro city, Happy Valley is part of a region where Oregon's rent stabilization law provides essential protections for renters. a region where Oregon's rent stabilization law provides essential protections for renters. a region where Oregon's rent stabilization law provides essential protections for renters. a region where Oregon's rent stabilization law provides essential protections for renters.
Oregon's Statewide Rent Stabilization Law (SB 608), effective since February 2019, provides:
- Rent increase caps – Annual increases limited to 7% + CPI (max 10%)
- Just cause eviction protections – Landlords must have valid reasons to evict tenants after 12 months
- Relocation assistance – Required for certain no-fault evictions
This article provides an overview of how Oregon's rent stabilization law applies in Happy Valley. It is not legal advice. For specific questions, consult with a qualified attorney or tenant counseling organization.
2. Who Is Covered in Happy Valley?
Oregon's SB 608 covers most rental housing in Happy Valley, with one key exemption:
- Age requirement: The rent cap applies only to properties built more than 15 years ago. In 2026, this means buildings constructed before approximately 2011 are covered. Buildings built in 2011 or later are exempt from the rent cap.
- No unit-count minimum: Unlike many states, Oregon's law covers single-family homes, duplexes, and smaller buildings — not just multi-unit apartment buildings.
- Subsidized housing: Federally subsidized housing (with its own rent rules) is generally not subject to the cap.
Just cause eviction protections apply to all Oregon tenants after 12 months of tenancy — regardless of whether their unit is exempt from the rent cap. This means even tenants in newly built buildings cannot be evicted without a valid reason after living there for a year.
3. Maximum Allowable Rent Increases
If you're a tenant in Happy Valley, your landlord can increase your rent by up to 7% plus inflation each year, but never more than 10% total. For manufactured home parks, the cap is 3% + CPI (max 7%).
2026 Rent Increase Caps:
- Most residential properties: 7% + CPI, capped at 10% maximum
- Manufactured dwelling parks: 3% + CPI, capped at 7% maximum
Important Rules:
- Only one rent increase per 12-month period is allowed
- Landlords must provide at least 90 days written notice before any increase
- The cap applies to tenants who have lived in the unit for at least 12 months
- First-year tenants may see increases above the cap (but still need 90-day notice)
Example: If West Region CPI increased by 2.5%, the maximum rent increase would be 7% + 2.5% = 9.5% for most properties.
4. Just Cause Eviction Protections
After living in your Happy Valley rental for 12 months, your landlord can only end your tenancy for one of the legally specified "just cause" reasons under ORS 90.427. These fall into two categories:
Tenant-Fault Causes (landlord does not owe relocation)
- Non-payment of rent
- Material violation of the rental agreement (after written notice to cure)
- Committing or permitting a nuisance, waste, or illegal activity on the property
- Refusing a landlord's entry after proper notice
No-Fault Causes (landlord must pay 3 months' rent in relocation assistance)
- Landlord moving a family member into the unit
- Landlord selling the unit to a buyer who will occupy it
- Landlord demolishing, substantially renovating, or converting the unit to a non-residential use
- Government order requiring the unit to be vacated
For no-fault terminations, your landlord must give you 90 days' written notice (30 days for month-to-month tenant-fault issues) and pay 3 months' rent in relocation assistance within 45 days of the notice.
5. Resources for Happy Valley Tenants
If you're a tenant in Happy Valley and have questions about your rights, consider these resources:
You can also use RentCheckMe to check if your building is likely covered based on construction year and property type.
6. Important Disclaimer
This article is a high-level overview of Oregon's Rent Stabilization Law (SB 608) as it applies in Happy Valley. It does not cover every exception and does not constitute legal advice.
Laws may change, and how they apply depends on your specific situation. For binding guidance, consult with a qualified attorney, the Community Alliance of Tenants, or Legal Aid Services of Oregon.
Frequently Asked Questions
What is the maximum rent increase allowed in Happy Valley?
Under Oregon law (SB 608), landlords in Happy Valley can increase rent by a maximum of 7% plus the Consumer Price Index (CPI), with an absolute cap of 10% per year. For manufactured home parks, the cap is 3% + CPI (max 7%). These limits apply after you have lived in the unit for 12 months.
Can my landlord evict me without a reason in Happy Valley?
No. After you have lived in your rental for 12 months, Oregon law requires landlords to have a valid "just cause" reason to evict you. This includes at-fault reasons (like non-payment of rent) and no-fault reasons (like owner move-in). For no-fault evictions, landlords must provide relocation assistance equal to one month's rent.
Are all rental properties in Happy Valley covered by rent stabilization?
Most rental properties in Happy Valley are covered, but there are exemptions. Properties built within the last 15 years are exempt from rent caps. Single-family homes may be exempt if the landlord is an individual who owns 4 or fewer such properties and provides proper notice. Subsidized housing with existing rent restrictions may also be exempt.
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