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Gladstone is a small city of approximately 12,000 residents located in Clackamas County along the Willamette River, situated between Oregon City and Milwaukie in the Portland metro area. As housing costs in the greater Portland region have risen sharply, many Gladstone renters rely on Oregon's statewide landlord-tenant framework — the Oregon Residential Landlord and Tenant Act (ORLTA), codified at ORS Chapter 90 — to understand and enforce their rights.
Oregon has among the stronger tenant-protection frameworks in the western United States, including statewide rent stabilization, just-cause eviction requirements for tenancies longer than one year, and robust protections against retaliatory landlord conduct. Gladstone has not enacted any additional local ordinances beyond state law, so Oregon's statutes are the primary source of protections for renters in the city.
This guide is intended to help Gladstone tenants understand the key rules that govern their tenancy, including rent increases, security deposit handling, habitability standards, and the eviction process. This information is for educational purposes only and does not constitute legal advice. If you face a specific legal issue, consult a licensed Oregon attorney or a local legal aid organization.
Gladstone does not have a local rent control ordinance. However, Oregon became the first state in the nation to enact statewide rent stabilization when HB 2001 took effect in 2019, now codified at ORS 90.323. This law limits how much landlords can raise rent on existing tenancies.
Under ORS 90.323, landlords may not increase rent more than 7% plus the Consumer Price Index (CPI) for All Urban Consumers, West Region, with a hard cap of 10% per year, calculated over any rolling 12-month period. The Oregon Department of Administrative Services announces the applicable maximum percentage each year. For 2025, the maximum allowable increase is 10%. Landlords must provide at least 90 days' written notice before any rent increase takes effect (ORS 90.323(3)).
Importantly, ORS 90.323 does not apply to: (1) dwelling units that received a certificate of occupancy less than 15 years before the date of the notice of rent increase; (2) tenancies of less than 12 months' duration; or (3) subsidized housing units where rent is calculated based on tenant income. If you live in a newer building or are in your first year of tenancy, this cap may not protect you. After notice of a non-compliant rent increase, tenants have the right to terminate the tenancy without penalty under ORS 90.323(5).
Oregon's Residential Landlord and Tenant Act (ORS Chapter 90) establishes a comprehensive set of tenant rights that apply throughout the state, including in Gladstone.
Habitability (ORS 90.320): Landlords must maintain rental units in a habitable condition, which includes effective weatherproofing, functioning plumbing and heating systems, safe electrical wiring, and freedom from infestations. Landlords must comply with applicable building and housing codes that materially affect health and safety. If a landlord fails to maintain habitable conditions, tenants may give written notice specifying the deficiency, and if the landlord does not remedy the issue within a reasonable time (typically 30 days, or 72 hours for emergency conditions under ORS 90.365), tenants may have the right to repair-and-deduct or to terminate the rental agreement.
Repair and Deduct / Rent Withholding (ORS 90.365): If a landlord fails to make essential repairs after proper notice, a tenant may arrange for repairs and deduct the cost from rent, subject to a cap of one month's rent per repair incident. Alternatively, if the unit becomes uninhabitable, tenants may seek a court order reducing rent or terminating the tenancy.
Security Deposit Rules (ORS 90.300): There is no statutory cap on the security deposit amount in Oregon. Landlords must return the deposit (or provide an itemized written statement of deductions) within 31 days after the tenancy ends and the tenant delivers possession. Deductions are only permitted for unpaid rent, damage beyond normal wear and tear, and other charges permitted by the rental agreement.
Anti-Retaliation (ORS 90.385): Landlords may not retaliate against a tenant for complaining about habitability, organizing with other tenants, or contacting a government agency about code violations. Retaliatory conduct includes raising rent, reducing services, or attempting to evict. A tenant who prevails on a retaliation claim is entitled to up to 3 months' rent plus actual damages and attorney fees.
Prohibition on Lockouts and Utility Shutoffs (ORS 90.375): A landlord may not lock a tenant out of the premises, remove the tenant's belongings, or willfully interrupt utility service as a method of eviction or coercion. Such self-help eviction is illegal, and tenants are entitled to recover up to 2 months' periodic rent or actual damages, whichever is greater, plus attorney fees.
Mandatory Notice Requirements: For month-to-month tenancies, landlords must provide at least 30 days' written notice to terminate during the first year of occupancy, and at least 90 days' written notice after the first year (ORS 90.427). Fixed-term tenancies expire at the end of the lease term, but ORS 90.427 imposes just-cause requirements on post-first-year terminations (see eviction section).
Oregon's security deposit rules are governed by ORS 90.300. There is no statutory maximum on how much a landlord can charge for a security deposit in Oregon, though the deposit amount must be specified in the rental agreement. Landlords may also charge a prepaid rent amount of up to one month's rent at move-in, which is treated differently from a security deposit.
Return Deadline: After the tenancy ends and the tenant vacates, the landlord has 31 days to either return the full deposit or provide a written itemized accounting of deductions along with any remaining balance. If the tenancy is terminated due to the tenant's failure to give proper notice, the deadline shrinks to 31 days from the date the landlord knew or should have known the tenant vacated.
Permissible Deductions: Under ORS 90.300(7), landlords may only deduct for: unpaid rent or fees authorized in the rental agreement; damage to the premises beyond normal wear and tear; costs to clean the unit to the condition it was in at move-in (normal wear and tear excluded); and other charges expressly authorized by the rental agreement and permitted by law.
Penalties for Wrongful Withholding: If a landlord willfully withholds a deposit in bad faith or fails to provide an adequate accounting, the tenant may recover the wrongfully withheld amount plus damages up to twice the amount wrongfully withheld, plus attorney fees and costs (ORS 90.300(16)). To protect your rights, document the condition of the unit at move-in and move-out with photos and written checklists, and send your forwarding address to the landlord in writing before vacating.
The eviction process in Gladstone is governed by Oregon's Residential Landlord and Tenant Act (ORS Chapter 90) and the Oregon Forcible Entry and Detainer statutes (ORS Chapter 105). Landlords must follow every step of the legal process; there is no legal shortcut.
Step 1 — Written Notice: Before filing in court, landlords must serve a written termination notice. The type and length of notice depends on the reason for eviction:
Step 2 — Filing in Court: If the tenant does not vacate or cure the issue within the notice period, the landlord may file a Forcible Entry and Detainer (FED) complaint in Clackamas County Circuit Court (or Justice Court, depending on amount in controversy). The tenant will be served with a summons and a hearing date.
Step 3 — Hearing: The hearing is typically scheduled within 7–15 days of filing. Both parties may present evidence. If the court finds for the landlord, it will issue a judgment of restitution. The tenant may have a right to appeal within 10 days.
Step 4 — Enforcement: Only after obtaining a court judgment and writ of execution may a landlord ask the Clackamas County Sheriff to carry out a physical removal. Landlords have no right to remove tenants themselves.
Self-Help Eviction is Illegal (ORS 90.375): A landlord may not change the locks, remove doors or windows, shut off utilities, or remove the tenant's belongings in an attempt to force the tenant out without a court order. If a landlord does any of these things, the tenant can sue for up to 2 months' rent or actual damages, whichever is greater, plus attorney fees.
The information provided on this page is for general educational purposes only and does not constitute legal advice. Tenant rights laws and local ordinances can change, and the specific facts of your situation may affect how the law applies to you. RentCheckMe makes no warranty regarding the accuracy or completeness of this information. If you have a specific legal problem or question, please consult a licensed Oregon attorney or contact a legal aid organization in Clackamas County. Do not rely solely on this page to make legal decisions.
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