Oregon Landlord Notices and Terminations

Short answer

Oregon notices have to match the situation, include the content required by statute, and be delivered by a method allowed under ORS 90.155. Standard nonpayment notices are usually 10-day or 13-day notices under ORS 90.394 as amended by HB 2001 (2023), week-to-week tenancies still use a 72-hour notice, for-cause notices live in ORS 90.392 and 90.396, and qualifying-landlord-reason terminations are governed by ORS 90.427. The right answer depends on the tenancy type, the reason, the timing, and how the notice is served.

When notice rules come up

Notice rules come up any time a landlord wants to end a tenancy, push a tenant to cure a problem, raise rent, or document a serious lease violation. Common triggers include unpaid rent, repeated lease violations, unauthorized occupants or pets, end of a fixed term, sale of the property, an owner moving in, major renovations, or a tenant ignoring entry notice. The right notice depends on the facts, not on what feels fastest.

Key things landlords should check before serving a notice

1) Confirm the tenancy type - month-to-month, week-to-week, fixed-term, or week-of-occupancy in transient housing. 2) Confirm the reason fits an Oregon statutory notice category. 3) Confirm whether the tenant is within the first year of the tenancy, which limits no-cause options. 4) Check the rental agreement for any notice language that may apply. 5) Pick a delivery method that is valid under ORS 90.155 and count the right number of mailing days. 6) Include all required content - amount due (if any), cure period, effective date, and any state-mandated attachments like the OJD rental-assistance notice for nonpayment.

Oregon rules to review

ORS 90.394 (nonpayment of rent, as amended by HB 2001), ORS 90.392 (for-cause termination with cure rights), ORS 90.396 (24-hour for severe misconduct), ORS 90.427 (no-cause and qualifying-landlord-reason terminations after the first year), ORS 90.323 and 90.324 (rent increases), ORS 90.155 and 90.150 (notice delivery and counting days). Local ordinances in cities like Portland may add relocation-assistance or notice-content requirements on top of state law.

Practical notice workflow

1) Identify the situation and tenancy type. 2) Map it to the right statute and notice category. 3) Draft the notice with the exact content required - amount, cure period, effective date, and any required attachments. 4) Pick a valid ORS 90.155 delivery method (personal service, first-class mail with attachment, etc.). 5) Add the right number of mailing days based on method. 6) Serve the notice and keep a signed copy plus proof of service in the tenant file. 7) Calendar the cure date and the earliest filing date if the tenant does not cure.

Common mistakes

Using an outdated 72-hour nonpayment notice for a month-to-month tenant (HB 2001 changed this in 2023); skipping the OJD rental-assistance notice or veterans' services contact on nonpayment notices; serving by text or email when the rental agreement does not validly authorize it; missing the mailing days for first-class mail with attachment; using a no-cause termination during the first year (generally not allowed); failing to give the longer 90-day notice with relocation assistance where required; and losing the proof of service before filing.

Related forms and documentation

third-party sources, MFHC, and other Oregon trade-association notice forms are common starting points. The Oregon Notice and Form Finder can help map a situation to the right notice category, and the Delivery Calculator can count the days for a specific delivery method. Keep a signed copy of every notice plus proof of service in the tenant file.

Common Oregon questions

Related Oregon resources

• Oregon Resource Center
• Oregon Notice and Form Finder
• Oregon Termination and Eviction Rules
• Oregon Landlord Entry and Notice Rules
• Oregon Landlord-Tenant Law Hub

Continue research

• Oregon Resource Center
• Oregon Landlord-Tenant Law Hub
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