How does Oregon no-cause termination in the first year work?

Short answer

During the first year of occupancy, an Oregon landlord may end a month-to-month tenancy with a 30-day no-cause written notice under ORS 90.427. After the first year, no-cause terminations are generally no longer available; the landlord must use a qualifying-landlord-reason notice with 90 days and (in many cases) relocation assistance.

When this comes up

Ending tenancies with new tenants who are still within the first 12 months of occupancy and where a for-cause notice does not fit.

Oregon rule or source to check

ORS 90.427 governs no-cause and qualifying-landlord-reason terminations. ORS 90.155 governs service.

Practical workflow

1. Confirm first-year status. Count from the date the tenant took occupancy, not from the lease signing date.
2. Draft a compliant 30-day notice. Use a standard 30-day no-cause notice template; ensure it identifies the unit and effective date.
3. Add mailing days. Add ORS 90.155 mailing days when serving by first-class mail or attach-and-mail.
4. Serve and document. Use a permitted method and keep proof of service.
5. Plan for FED if needed. If the tenant does not move, the next step is typically a court FED action — many landlords get counsel involved here.

Common mistakes

Serving a no-cause notice after the first year, miscounting 30 days, and using a different state's notice template that does not satisfy ORS 90.427.

Related forms or workflows

A 30-day no-cause notice form and occupancy date documentation. If an third-party source form is needed, obtain it directly from third-party form sources.

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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