Small-LL Exempt
Regulatory Status
≤4 units (owner-occupied, natural person)
Exemption Threshold
SB 608 (2019) + HB 2001
Just-Cause Law
SB 608 statewide 7%+CPI cap
Rent Control Law
$1,297/mo
Avg Median Gross Rent (ACS)
Exemption summary:
Oregon's SB 608 exempts owner-occupied 1–4 unit buildings where a natural person (not an LLC or corporation) owns AND lives in one unit. Also exempt: a single-family home owned by a natural person as their only rental (even if not owner-occupied). New buildings within 15 years of certificate of occupancy are exempt from the rent cap (but not just-cause). — ORS §90.427(7); ORS §90.600(1)(c)
Who Qualifies as a "Mom-and-Pop" Landlord in Oregon?
The term "mom-and-pop landlord" typically refers to an individual or family that owns a small
number of residential rental units — often 1 to 4 — and frequently lives in or near the property.
In states with tenant-protection legislation, the legislature has carved out exemptions recognizing
that small landlords operate differently from large institutional property managers.
Because Oregon has active just-cause or rent-control
legislation, small landlords must understand whether they qualify for an exemption — and structure
their ownership accordingly to preserve that protection.
Owner-Occupancy Requirement in Oregon
Most small-landlord exemptions require the owner to live in the building as their primary
residence. This condition is strictly enforced. Key steps to maintain the exemption:
- Maintain the unit as your primary domicile. Driver's license, voter registration, and tax returns should all reflect the rental address.
- Own the property in your personal name — an LLC or trust typically disqualifies you in states where ownership by a "natural person" is required.
- Keep unit count at or below the threshold. Adding units or converting a garage to an ADU could push you over the limit and trigger the full regulatory regime.
- Document your residency. If a tenant ever challenges the exemption, dated utility bills, lease receipts, and government mail at the address are your evidence.
LLC Ownership Warning
Important: In many states with owner-occupancy exemptions (including
Oregon), the exemption requires ownership by a
natural person, not an LLC or corporation. If you own the property through a business
entity, you may be subject to just-cause and/or rent control even if you personally live there.
Consult a real estate attorney before choosing your ownership structure. See ORS §90.427(7); ORS §90.600(1)(c).
Frequently Asked Questions
Do small landlords in Oregon need just-cause to evict?
Small landlords in Oregon may qualify for an exemption: Oregon's SB 608 exempts owner-occupied 1–4 unit buildings where a natural person (not an LLC or corporation) owns AND lives in one unit. Also exempt: a single-family home owned by a natural person as their only rental (even if not owner-occupied). New buildings within 15 years of certificate of occupancy are exempt from the rent cap (but not just-cause). (Source: ORS §90.427(7); ORS §90.600(1)(c))
Is there rent control in Oregon for small landlords?
The rent control status in Oregon is: SB 608 statewide 7%+CPI cap. Exemptions based on unit count and owner-occupancy may apply — see ORS §90.427(7); ORS §90.600(1)(c).
How many units qualify as a small landlord in Oregon?
In Oregon, landlords with ≤4 units (owner-occupied, natural person) typically qualify for small-landlord exemptions under ORS §90.427(7); ORS §90.600(1)(c).
Can I use an LLC and still get the small-landlord exemption in Oregon?
In most states with owner-occupancy exemptions, the exemption requires ownership by a natural person, not an LLC or corporation. Check ORS §90.427(7); ORS §90.600(1)(c) for Oregon's specific ownership requirement.
Major Cities in Oregon
Related Guides for Oregon Landlords
Mom-and-Pop Rules in Other States
Data sourced from ORS §90.427(7); ORS §90.600(1)(c).
Eviction notice data from O.R.S. § 90.394.
Last updated April 29, 2026. For informational purposes only — not legal advice.
