Can an Oregon landlord raise rent after a fixed-term lease expires?
Short answer
Yes, but with rules. When an Oregon fixed-term lease ends and the tenant stays, the tenancy typically converts to month-to-month, and the landlord must give at least 90 days' written notice under ORS 90.323 at or below the current cap under ORS 90.324 before any increase takes effect.
When this comes up
End-of-term renewals, transitions from one-year leases to month-to-month, and rate adjustments on long-tenured tenants.
Oregon rule or source to check
ORS 90.323 (notice), ORS 90.324 (cap), ORS 91.070 (holdover and conversion to periodic tenancy), and the express renewal/holdover terms of the lease itself.
Practical workflow
- 1. Read the renewal language. Check what the lease says about expiration: month-to-month conversion, automatic renewal, or required tenant decision.
- 2. Decide on the new structure. Offer a new fixed-term, a month-to-month, or no offer — each path has different notice and cap implications.
- 3. Send a 90-day notice for any increase. For periodic tenancies, the 90-day rule and cap apply even after the original term ends.
- 4. Memorialize the result. Sign a renewal addendum or document the conversion to month-to-month in the file.
- 5. Update the rent ledger. Record the new rent, effective date, and notice service info.
Common mistakes
Assuming the cap does not apply just because the original lease ended, raising rent on day one of conversion without 90 days' notice, and not documenting the conversion.
Related forms or workflows
A renewal offer letter, a 90-day rent increase notice, and a lease addendum or month-to-month conversion notice.
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