Oregon eviction notice guide

Short answer

Oregon eviction notices fall into a handful of categories: nonpayment of rent (ORS 90.394, as amended by HB 2001 in 2023), for-cause with cure rights (ORS 90.392), 24-hour severe misconduct (ORS 90.396), no-cause or qualifying-landlord-reason termination after the first year (ORS 90.427), and end-of-fixed-term notices. The right notice depends on the reason, the tenancy type, the timing, and whether local rules add extra requirements.

When this comes up

This question often comes up when a landlord is trying to figure out which notice fits the situation. The choice depends on the reason - unpaid rent, lease violation, end of fixed term, sale, owner move-in, or major renovation - and on the tenancy type. Picking the wrong notice category is one of the most common reasons Oregon eviction cases fail at FED hearings.

Oregon rule or source to check

ORS 90.394 governs nonpayment notices (10-day or 13-day standard under HB 2001; 72-hour for week-to-week). ORS 90.392 covers for-cause termination with cure rights (typically a 30-day notice with a 14-day cure period). ORS 90.396 covers 24-hour notices for severe misconduct. ORS 90.427 covers no-cause and qualifying-landlord-reason terminations after the first year of occupancy. Local ordinances - especially in Portland - may add relocation-assistance or content requirements.

Practical workflow

  1. 1. Practical workflow. 1) Identify the reason for ending or addressing the tenancy. 2) Confirm the tenancy type and how long the tenant has been in possession. 3) Match the reason to the correct statute and notice category. 4) Draft the notice with all required content - amount due, cure period, effective date, statutory attachments. 5) Pick a valid ORS 90.155 delivery method and add the right mailing days. 6) Calendar the cure date and the earliest date to file an FED action. 7) Keep proof of service in the tenant file.
  2. 2. Common mistakes. Using a 72-hour nonpayment notice on a month-to-month tenant (outdated since HB 2001); serving a no-cause notice during the first year of a tenancy; skipping the OJD rental-assistance attachment on nonpayment notices; forgetting Portland relocation-assistance rules; and missing mailing days on first-class mail with attachment.
  3. 3. Related forms or workflows. third-party sources and other Oregon trade-association notice forms are common starting points. Use the Oregon Notice and Form Finder to map a situation to a notice category, and the Delivery Calculator to count the days for a chosen delivery method.

Common mistakes

Related forms or workflows

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