Oregon rent increase rules for month-to-month tenancies

Short answer

On an Oregon month-to-month tenancy, a landlord may increase rent once every 12 months with at least 90 days' written notice under ORS 90.323, and at a percentage at or below the current statewide cap under ORS 90.324. No increase is allowed during the first year of occupancy.

When this comes up

Renewal-cycle planning for month-to-month tenants, post-acquisition rent adjustments, and unit-level rent reviews.

Oregon rule or source to check

ORS 90.323 and ORS 90.324 are the controlling statutes. ORS 90.155 governs service of the notice.

Practical workflow

1. 1. Confirm month-to-month status. Verify the rental agreement is periodic and that the first-year clock has passed for this tenant.
2. 2. Verify the 12-month gap. Confirm no other rent increase has taken effect for this tenant in the past 12 months at this unit.
3. 3. Set the increase at or below the cap. Use the current Oregon DAS published percentage for the effective year.
4. 4. Serve a 90-day written notice. Use a permitted delivery method and add mailing days when applicable.
5. 5. Update the rent roll. Record the new amount, effective date, and proof of service in the property file.

Common mistakes

Stacking two increases within 12 months, applying the next-year cap before the new year, and skipping mailing days when serving by first-class mail.

Related forms or workflows

A 90-day written notice and an internal calculation worksheet are sufficient for most month-to-month increases.

Related questions

• Can a landlord raise rent after a lease expires in Oregon?
• Oregon rent increase rules for week-to-week tenancies
• Oregon rent increase cap
• Oregon rent increase notice requirements
• Oregon rent increase notice checklist

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Related Oregon resources

• Oregon Landlord-Tenant Resource Center
• Oregon rent increase rules
• Oregon Landlord-Tenant Law Hub