Oregon for-cause termination notice (ORS 90.392)

Short answer

An Oregon for-cause termination notice under ORS 90.392 is generally a 30-day notice that describes a specific lease violation and gives the tenant a 14-day cure period. If the tenant cures within 14 days, the tenancy continues. If not, the tenancy ends on the stated termination date. Severe misconduct may instead support a 24-hour notice under ORS 90.396.

When this comes up

For-cause notices come up when a tenant violates a material lease term - unauthorized occupants, repeated noise, unauthorized pets, property damage, or similar issues that are not nonpayment of rent. The right notice depends on the type of violation, whether it is curable, and how serious the conduct is.

Oregon rule or source to check

ORS 90.392 sets the for-cause termination process: at least 30 days notice with a 14-day cure period for most violations. The notice must describe the specific acts or omissions, state the violation, identify the lease or statute being violated, give the cure period, and state the termination date if the violation is not cured. ORS 90.396 governs 24-hour notices for severe misconduct (outrageous conduct, serious property damage, certain criminal acts).

Practical workflow

1. Practical workflow. 1) Document the violation with dates, photos, and witness notes. 2) Confirm the violation is material and tied to a specific lease term or statute. 3) Draft a 30-day notice that describes the conduct in plain language, cites the lease term, and clearly states the 14-day cure window. 4) Pick a valid ORS 90.155 delivery method and count mailing days. 5) If the tenant cures, document it and close out the file. 6) If the tenant repeats the same violation within 6 months, a shorter follow-up notice may apply under ORS 90.392.
2. Common mistakes. Vague descriptions like 'lease violations' without specific facts; missing the 14-day cure language; using a for-cause notice for nonpayment of rent (use ORS 90.394 instead); using a 24-hour severe-misconduct notice for conduct that does not actually meet the ORS 90.396 standard; and failing to document the underlying conduct before serving.
3. Related forms or workflows. third-party sources publishes 30/14 for-cause and 24-hour severe-misconduct notice forms. Keep a dated incident log and photos in the tenant file. The Oregon Notice and Form Finder can help confirm whether ORS 90.392 or ORS 90.396 fits.

Common mistakes

Related forms or workflows

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