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Sandy is a growing city of approximately 12,000 residents in Clackamas County, nestled at the base of Mount Hood along U.S. Highway 26. As the city's population has expanded in recent years — driven partly by workers priced out of the Portland metro area — renters make up a significant share of Sandy's households and face many of the same housing pressures seen across the region.
Tenants in Sandy are governed entirely by Oregon's statewide Residential Landlord and Tenant Act (O.R.S. Chapter 90), which provides a robust set of protections including limits on no-cause evictions after one year, habitability requirements, security deposit rules, and anti-retaliation provisions. Sandy has not enacted any additional local tenant protections beyond what state law requires. Renters most commonly search for information on security deposit returns, eviction notice requirements, and repair obligations — all of which are addressed by Oregon law.
This page is provided for informational purposes only and is not legal advice. Laws can change, and individual circumstances vary. If you have a specific legal problem, consult a licensed Oregon attorney or a local legal aid organization.
Sandy has no local rent control ordinance, and Oregon state law expressly preempts cities and counties from enacting rent control measures under O.R.S. § 91.225. That statute declares local rent control ordinances to be against public policy and void, meaning no jurisdiction in Oregon — including Sandy — can cap how much a landlord may charge for rent or limit rent increases at the local level.
However, Oregon became the first state in the nation to enact a statewide rent stabilization law in 2019. Under O.R.S. § 90.600, landlords who own buildings with at least one unit and that are older than 15 years are prohibited from raising rent more than 7% plus the Consumer Price Index (CPI) change in any 12-month period. The Oregon Department of Administrative Services publishes the maximum allowable annual increase each year. For 2024, the cap was set at 10%.
Exemptions are important: newly constructed units (less than 15 years old) are not subject to the statewide cap. Additionally, landlords must give tenants at least 90 days' written notice before any rent increase takes effect, per O.R.S. § 90.600(3). Tenants who receive a rent increase notice that does not comply with this timeline or exceeds the legal cap have the right to challenge it.
Oregon's Residential Landlord and Tenant Act (O.R.S. Chapter 90) provides several key protections for Sandy renters:
Habitability (O.R.S. § 90.320): Landlords must maintain rental units in a habitable condition at all times. This includes functioning heating, plumbing, electrical systems, weatherproofing, safe structural elements, and freedom from infestations. If a landlord fails to address serious habitability defects, tenants may pursue repair-and-deduct remedies or terminate the tenancy under O.R.S. § 90.365.
Repair Requests (O.R.S. § 90.365): For essential services (heat, hot water, electricity, plumbing), a tenant may give the landlord written notice specifying the problem. If the landlord does not begin repairs within a reasonable time — typically 24 hours for essential services and 7 days for other habitability issues — the tenant may arrange repairs and deduct the cost from rent (up to one month's rent per repair event) or terminate the rental agreement.
Security Deposits (O.R.S. § 90.300): Oregon imposes no statutory cap on the amount a landlord may charge as a security deposit, but landlords must return the deposit — along with an itemized written statement of any deductions — within 31 days of the tenant vacating the unit. Wrongfully withheld deposits result in the tenant being entitled to twice the amount wrongfully withheld.
Notice Requirements (O.R.S. § 90.427): For month-to-month tenancies, during the first year a landlord may terminate with 30 days' written notice without stating a reason. After the first year, the landlord must provide 90 days' written notice and must cite a qualifying just-cause reason. For fixed-term leases, no-cause termination is generally prohibited once the tenant has been in the unit for 12 months.
Just Cause Eviction (O.R.S. § 90.427): After a tenant has occupied a unit for 12 months, Oregon law requires just cause for eviction. Qualifying reasons include nonpayment of rent, lease violations, damage to the property, owner move-in, and demolition or substantial rehabilitation. Landlords must follow specific notice periods depending on the cause cited.
Anti-Retaliation (O.R.S. § 90.385): A landlord may not retaliate against a tenant for complaining about habitability, contacting code enforcement, organizing with other tenants, or exercising any legal right. If a landlord raises rent, reduces services, or attempts to evict within 180 days of a protected activity, retaliation is presumed. A tenant who prevails on a retaliation claim may recover up to 3 months' rent plus actual damages and attorney fees.
Lockout and Utility Shutoff Prohibition (O.R.S. § 90.375): Landlords are expressly prohibited from locking out tenants, removing doors or windows, or shutting off utilities as a means of forcing a tenant to vacate. These self-help eviction tactics are illegal in Oregon regardless of whether rent is owed.
Oregon law governing security deposits is found at O.R.S. § 90.300. There is no statutory maximum on the amount a landlord can charge as a security deposit or prepaid rent in Oregon, meaning landlords in Sandy may set deposit amounts at their discretion — though market norms typically run one to two months' rent.
Return Deadline: After a tenant vacates the rental unit, the landlord has 31 days to return the full deposit or provide an itemized written accounting of deductions along with any remaining balance. The clock starts from the date the tenant delivers possession of the unit back to the landlord (O.R.S. § 90.300(10)).
Allowable Deductions: Landlords may deduct for unpaid rent, cleaning costs if the unit is left dirtier than when it was rented, and repair costs for tenant-caused damage beyond normal wear and tear. Deductions for normal wear and tear are not permitted.
Penalty for Non-Compliance: If a landlord wrongfully withholds any portion of the security deposit — either by failing to return it within 31 days or by making unjustified deductions — the tenant is entitled to recover twice the amount wrongfully withheld, plus any actual damages, under O.R.S. § 90.300(16). Courts may also award attorney fees to a prevailing tenant.
Practical Tip: Tenants should document the condition of the unit with dated photographs at move-in and move-out and always provide the landlord with a forwarding address in writing, since the 31-day return clock depends on the landlord having a valid address to send the deposit.
Evictions in Sandy follow Oregon's statewide eviction procedures established in O.R.S. Chapter 90 and the Forcible Entry and Detainer statutes at O.R.S. Chapter 105. Landlords must follow every step; skipping steps or using self-help methods is illegal.
Step 1 — Written Notice: Before filing in court, a landlord must serve the tenant with the appropriate written notice depending on the reason for eviction:
Step 2 — Filing an FED Action: If the tenant does not vacate or cure within the notice period, the landlord may file a Forcible Entry and Detainer (FED) complaint in Clackamas County Circuit Court. The tenant will be served with a summons and given the opportunity to respond and appear at a hearing, which is typically scheduled within 15 days of filing.
Step 3 — Hearing and Judgment: At the FED hearing, both parties may present evidence. If the court rules in favor of the landlord, it issues a judgment for restitution of the property. The tenant generally has 3 days after judgment to vacate.
Step 4 — Writ of Execution: If the tenant does not leave after the judgment, the landlord may request a writ of execution, directing the Clackamas County Sheriff to enforce the eviction. Only a sheriff may physically remove a tenant.
Self-Help Eviction is Illegal: Under O.R.S. § 90.375, landlords in Sandy — like all of Oregon — are strictly prohibited from changing locks, removing doors or windows, cutting off utilities, or taking any other self-help measure to force a tenant out. Tenants who experience self-help eviction may recover possession of the unit, up to 2 months' rent in damages, and attorney fees.
The information on this page is provided for general informational purposes only and does not constitute legal advice. While we strive to keep content accurate and up to date as of April 2026, Oregon landlord-tenant law and local regulations can change. Every situation is different, and this page cannot address every possible circumstance. Renters with specific legal questions or problems should consult a licensed Oregon attorney or contact a legal aid organization such as Oregon Law Center or the Community Alliance of Tenants' Rental Housing Helpline. Do not rely solely on this page when making decisions about your tenancy.
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