What happens at the end of an Oregon fixed-term lease?

Short answer

When an Oregon fixed-term lease expires and the tenant stays, the tenancy typically becomes month-to-month. Under ORS 90.427, the landlord can no longer issue a no-cause termination after the first year of occupancy; ending the tenancy generally requires either a renewal decision, a for-cause notice, or a 90-day qualifying-landlord-reason notice with relocation assistance where required.

When this comes up

Year-end renewal decisions, decisions to convert a tenancy to month-to-month, and planning around sale or major repair.

Oregon rule or source to check

ORS 90.427 governs no-cause and qualifying-landlord-reason terminations. ORS 90.323 governs rent increases. ORS 91.070 covers holdover and conversion to periodic tenancy.

Practical workflow

1. Decide the desired outcome. Renew on the same terms, renew with changes, convert to month-to-month, or end the tenancy?
2. Plan timing 60-120 days out. Most decisions benefit from a written notice or offer well before the expiration date.
3. Match the path to a notice type. Use a renewal offer for continuation, a 90-day qualifying-landlord-reason notice for many end-of-tenancy paths, or a for-cause notice when violations exist.
4. Address rent and any updated terms. If raising rent, apply the 90-day rent increase rules separately from termination paperwork.
5. Document the result. Use a renewal addendum or written confirmation of the agreed path.

Common mistakes

Assuming no-cause termination is still available after the first year, mixing rent increase notices into termination notices, and missing relocation assistance where required.

Related forms or workflows

Lease renewal offer, renewal addendum, qualifying-landlord-reason notice template.

Ask Propsistant

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Related Oregon resources

Propsistant provides educational information and workflow guidance. It is not a law firm and does not provide legal advice.

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