Navigating Portland Relocation Assistance Rules: When It Applies and How to Stay Compliant

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Hey there, fellow landlords and property managers across the Portland metro and throughout Oregon—it's your pals at the Portland Area Rental Owners Association (PAROA) checking in. If you've been in this game for any length of time, you know that Portland's renter protection rules can feel like a maze sometimes. One of the trickiest parts? The city's mandatory relocation assistance requirements. Get it wrong, and you're looking at penalties that could make your eyes water faster than chopping onions on a bad day. But don't worry—I'm here to walk you through it like we're chatting over coffee, breaking down when these rules kick in, especially that pesky 10% threshold for rent increases, and all the exemptions that can help you stay on the right side of compliance.

Let's be real: nobody wants to hand over thousands of dollars unnecessarily. Relocation assistance is designed to help tenants who are displaced through no fault of their own, like a no-cause termination or a big rent hike they can't afford. In Portland, landlords have to pay it in certain situations, and the amounts aren't pocket change—ranging from $2,900 for a studio up to $4,500 for a three-bedroom or larger unit. These figures are set by the Portland Housing Bureau (PHB) and apply citywide for eligible tenancies.

A typical Portland rental property—knowing relocation assistance rules keeps things smooth for everyone.

When Do Portland Relocation Assistance Rules Apply?

The rules under Portland City Code 30.01.085 mainly trigger in two big scenarios: terminations and qualifying rent increases.

First, terminations. If you're issuing a no-cause termination notice (or non-renewal of a fixed-term lease that doesn't roll to month-to-month), or terminating for a qualifying landlord reason like a major remodel, you generally owe relocation assistance. This applies after the tenant has been there long enough for a 90-day notice, and the payment is due at least 45 days before the move-out date. It's per dwelling unit, so all tenants in the unit share it.

But the one that catches a lot of us off guard? Rent increases. Here's where we need to dive deep, because it's not just about base rent.

Portland relocation assistance triggers if there's an increase of 10% or more in rent or associated housing costs within any rolling 12-month period. And crucially, "associated housing costs" means recurring charges that you, the landlord, control and impose on the tenant. These are costs the tenant has to pay as part of living in the unit, not optional extras or direct utility bills they handle themselves.

What counts as landlord-controlled associated housing costs? Think mandatory fees or pass-throughs that you bill or require:

• Base rent, obviously—that's the big one.

• Mandatory parking fees, if parking is assigned or required.

• Utility surcharges or RUBS (Ratio Utility Billing System) where you bill tenants for water, sewer, garbage, or other shared utilities as a fixed amount set by Landlord.

• New or increased admin fees, pest control fees, or compliance fees that become part of the regular monthly payment.

• Any other recurring charge you add or raise that's tied to the tenancy and not truly optional.

It does not typically include things like late fees, one-time charges, or utilities the tenant pays directly to the provider (like PGE or NW Natural).

Crunching the numbers on rent and associated costs—stay under that 10% threshold to avoid triggering Portland relocation assistance.

Why does this matter so much? Because even if your base rent increase stays under 10%, layering on landlord-controlled costs can push the total over the threshold. Here are some real-world examples to make it crystal clear:

1. Your tenant pays $2,000 base rent. You raise it to $2,150 (7.5%—safe under the state's 9.5% cap for 2026). But you also start billing $60/month for garbage and recycling that was previously included in rent. Total increase: $210/month, or 10.5%. Boom—relocation assistance triggered if the tenant requests it.

   
   

2. Base rent goes from $1,800 to $1,950 (8.3%). Plus, you increase the mandatory covered parking fee from $75 to $150. Total monthly jump: $225, or 12.5%. Triggers.

   
   

3. Over two notices in 12 months: First increase base rent 6%, then six months later add a $100/month "amenity fee" for building maintenance you now pass through. Cumulative: over 10%. Triggers.

The tenant has to request the payment in writing within 45 days of your rent increase notice, and you pay within 31 days. They then have six months to either repay you and stay (at the new rate) or move out. Miss this, and you're on the hook for penalties up to three times the monthly rent, plus damages and attorney fees. Ouch.

Of course, with Oregon's statewide rent cap at 9.5% for 2026 (on base rent for most properties), hitting 10% on base alone is tough unless your building is exempt (like new construction under 15 years old). But those associated costs? They can sneak you over the line if you're not careful.

Portland Relocation Assistance Exemptions: Your Get-Out-of-Jail-Free Cards (Sort Of)

Good news—there are 12 exemptions where you don't owe relocation assistance. Most require applying to the PHB for an acknowledgement letter beforehand (using their Relocation Exemption Application or REA forms), and providing a copy to the tenant before triggering a notice or new agreement. Some don't need a form but have stipulations. Let's go through each one, how to qualify, and a real-world example.

1. Week-to-week tenancies: No form needed, but disclose rights. Qualify: Tenancy truly week-to-week. Example: A tenant stays after a fixed-term lease ends without renewing, on week-to-week—exempt from relocation if you terminate.

2. Tenant shares the same dwelling unit as landlord: No form, disclose. Qualify: You live in the same house/apartment. Example: Renting a room in your own home to a boarder—no relocation owed.

3. Duplex where landlord's principal residence is the other unit: File REA Form 3 with proof of residency. Qualify: You live in one side as your main home. Example: A couple owns and lives in one half of a duplex, rents the other—fully exempt.

4. Accessory Dwelling Unit (ADU) with owner living on-site: File REA Form 4. Qualify: You reside in the main house. Example: Grandma's backyard ADU rental while you live in the primary home—no payment required.

5. Temporary rental of principal residence (up to 3 years): File REA Form 5 with proof of temporary absence and intent to return. Example: You take a job in another state for two years, rent out your Portland home—exempt.

6. Temporary rental due to active-duty military: File REA Form 6 with orders. Example: Service member deploys, rents home out—no relocation.

7. Termination for immediate family member to occupy: File REA Form 7 with family proof. Example: You want your daughter to move into the rental after college—exempt.

8. Regulated affordable housing unit (for rent increases only): No form, but comply with program rules where increase doesn't hit tenant's portion by 10%. Example: A subsidized unit where rent is income-based and doesn't rise 10% for the tenant—no relocation for the increase.

9. Unit acquired via eminent domain: No form. Qualify: Government taking the property. Example: City condemns for a road project—exempt.

10. Unit immediately uninhabitable (not landlord/tenant fault): No form. Example: Major earthquake damages beyond repair—no relocation owed.

11. Short tenancy (<6 months) with demolition permit: File REA Form 11 with permit. Example: You buy a tear-down, rent short-term while planning demo—exempt.

12. Fixed-term tenancy with pre-notified intent to sell/convert: File REA Form 12 with disclosure before lease. Example: You sign a one-year lease but notify upfront you'll sell after—no relocation if you non-renew.

Whew—that's the full dozen. Applying early is key; PHB processing takes 2-3 weeks.

Wrapping this up, folks: Portland relocation assistance rules are there to protect tenants, but understanding them protects your bottom line too. Document everything, consult the PHB when in doubt, and consider joining PAROA for ongoing education and support. Staying compliant isn't just about avoiding fines—it's about being the kind of landlord we'd all want to rent from.

Relocation in action—understanding when assistance is required helps prevent surprises.

Why did the landlord study the rules so hard? Because ignorance isn't bliss—it's expensive!

Stay safe out there, and happy landlording.

Sources:

• Portland.gov - Mandatory Renter Relocation Assistance: https://www.portland.gov/phb/rental-services/renter-relocation-assistance

• Portland City Code 30.01.085: https://www.portland.gov/code/30/01/085

• Portland.gov - Apply for Exemption: https://www.portland.gov/phb/rental-services/renter-relocation-assistance/apply-exemption