Redmond Eviction Laws & Process

Oregon landlord guide — notices, timelines, court filing & local rules

Eviction Laws in Redmond, Oregon

Redmond is a Deschutes County city of about 37,000 in the Central Oregon High Desert, roughly 16 miles north of Bend and one of the fastest-growing cities in the state — it has more than doubled in population since 2000. It is the more affordable, more workaday alternative to resort-driven Bend: an industrial, aviation, and family-oriented city (Redmond Municipal Airport is Central Oregon’s air hub) that absorbs households priced out of Bend. It leans owner-occupied, with roughly 36 percent of households renting, is middle-income (median household income around $84,000, below Bend), and carries rents near $1,550 that have climbed sharply with the region’s growth. The key practical point for a landlord: Redmond shares Bend’s court — the Deschutes County Circuit Court, in Bend. Eviction cases are filed there as Forcible Entry and Detainer (FED) actions.

Oregon eviction law is set by the Residential Landlord and Tenant Act (Oregon Revised Statutes Chapter 90), with the court process governed by the FED statutes (ORS 105.105–105.168). A landlord must serve the correct written notice before filing. Since 2019, Oregon has had statewide rent control and just-cause eviction protections under Senate Bill 608, and recent legislation (SB 611 in 2023 and HB 2001 in 2023) tightened the rent cap and reshaped the nonpayment process. Self-help eviction — lockouts, shutting off utilities, or removing a tenant’s belongings — is illegal and carries significant statutory penalties.

The single most important current number for a Redmond landlord is the rent cap: for 2026, the maximum allowable rent increase under Oregon law is 9.5 percent. That figure is recalculated and published by the Oregon Department of Administrative Services every September 30, so confirm the current year’s number before issuing any increase.

Redmond & Deschutes County — Local Rules That Affect Landlords

Statewide Rent Control — the 2026 Cap Is 9.5%. Under SB 608 (2019) and SB 611 (2023), annual rent increases are capped at the lesser of 7 percent plus inflation (CPI) or a 10 percent hard cap — 9.5 percent for 2026. The cap applies to units 15 years or older (newer construction is exempt), you may raise rent only once in any 12-month period, no increase is allowed in the first year, and you must give 90 days’ written notice. Note that much of Redmond’s housing stock is newer — built since 2000 — so a meaningful share of units may fall outside the cap as exempt newer construction; confirm a unit’s age before relying on an exemption. Raising rent above the cap on a covered unit exposes you to liability for three months’ rent plus the tenant’s actual damages.

No Local Ordinance Layer — Baseline Oregon Rules Apply. Redmond imposes no Portland- or Eugene-style relocation-assistance, screening (FAIR), or municipal deposit ordinance, so compliance is the statewide ORS Chapter 90 framework without an extra city layer.

Shares Bend’s Court — File in Deschutes County. Redmond sits entirely within Deschutes County, whose Circuit Court is in Bend, about 16 miles south. So a Redmond FED is filed in the same Deschutes County Circuit Court that serves Bend — plan for the trip to Bend to file and appear.

A Fast-Growing, More Affordable Bend Alternative. Redmond’s explosive growth runs on industry, the regional airport, distribution, and a family base, and its relative affordability draws steady demand from households priced out of Bend. As in Bend, raw vacancy figures are inflated by seasonal and recreation homes, so true long-term vacancy is tighter than it looks. And as in any recreation-area market, a long-term residential tenant is fully covered by the eviction laws regardless of the local vacation-rental scene — classify the tenancy by the actual arrangement, not by the season.

Just-Cause Eviction After 12 Months (ORS 90.427). During the first 12 months you may end a month-to-month tenancy without cause on 30 days’ notice. After 12 months you need a qualifying reason — tenant-based (nonpayment, lease violation) or a qualifying landlord reason (landlord/family move-in, sale to an occupying buyer, demolition, major repairs), the latter requiring 90 days’ notice and one month’s rent relocation assistance for landlords with more than four units. Plan terminations around the 12-month line and document the qualifying reason.

Nonpayment of Rent — Mind the Procedure. Rent has a mandatory 4-day grace period before a notice can be served. You then serve a 10-day notice (on or after the 8th day of the rental period) or a 13-day notice (on or after the 5th day), and the notice must include the mandatory HB 2001 (2023) “eviction for nonpayment” disclosure with rental-assistance information in multiple languages — courts dismiss FED cases that omit it. The court must dismiss the case if the tenant pays in full or rental assistance is received before judgment. You cannot evict for unpaid late fees alone, and accepting partial rent can invalidate your notice.

Source-of-Income & Expanded Fair Housing. Beyond the federal protected classes, Oregon law (ORS Chapter 659A) bars discrimination based on source of income — you cannot refuse a Section 8 voucher or other subsidy — plus sexual orientation, gender identity, marital status, survivor status (domestic violence, sexual assault, stalking), and, under SB 599 (2025), immigration or citizenship status. Apply the same standards to every applicant.

Security Deposits. Oregon has no statewide deposit cap, but you must return the deposit with a written itemized accounting within 31 days of the tenancy ending (ORS 90.300). Normal wear and tear is not deductible. Redmond adds no extra municipal deposit rules.

Self-Help Eviction Is Illegal. Lockouts, removing belongings, and utility shut-offs are prohibited (ORS 90.375) and expose you to substantial damages. Only the sheriff, under a court-issued writ, can remove a tenant.

Free Legal Help & Rent Assistance. Legal Aid Services of Oregon and the Oregon Law Center assist qualifying low-income tenants, and Central Oregon and Deschutes County programs offer rent assistance. Because a nonpayment FED must be dismissed if rental assistance arrives before judgment, helping a behind-but-stable tenant connect with assistance early is often faster and cheaper than a contested case.

Deschutes County Circuit Court — Where Redmond Landlords File

Redmond landlords file FED (eviction) actions in the Deschutes County Circuit Court — the same court that serves Bend — at the Deschutes County Courthouse, 1100 NW Bond Street, Bend, OR 97703; confirm the current filing location and FED procedures with the court before filing. The FED filing fee is roughly $88, and Oregon’s FED process is fast — a first appearance is typically set about a week after filing. If the tenant contests, the court schedules a trial; if the landlord prevails, the court issues a judgment of restitution and the sheriff executes the writ. Remember that the case will be dismissed if the mandatory HB 2001 nonpayment notice was not attached, or if the tenant pays in full or rental assistance is received before judgment. Self-help eviction is illegal — only the sheriff may remove a tenant under a court-issued writ.