How does an Oregon nonpayment of rent notice work?

Short answer

Under ORS 90.394, an Oregon landlord may serve either a 72-hour notice (after the 8th day of the rental period) or a 144-hour notice (after the 5th day) for unpaid rent. The notice must state the amount owed, the deadline to cure, and use a permitted delivery method under ORS 90.155.

When this comes up

Late rent, partial payments, and the start of a possible eviction (FED) case if the tenant does not pay or move within the notice period.

Oregon rule or source to check

ORS 90.394 (notice options, timing, content), ORS 90.220 (rent), ORS 90.155 (delivery methods and mailing days).

Practical workflow

  1. 1. Confirm rent is actually unpaid. Check the ledger for any pending payments and confirm there is no payment plan in effect.
  2. 2. Pick 72-hour or 144-hour timing. Serve the 72-hour notice on or after the 8th day, or the 144-hour notice on or after the 5th day of the rental period.
  3. 3. Use a compliant form. Review a current Oregon-compliant notice form from an authorized source and confirm it includes all legally required information. If using an third-party source form, obtain it directly from third-party form sources.
  4. 4. Deliver and document. Use personal delivery, first-class mail, or attach-and-mail if authorized. Add mailing days. Keep proof of service.
  5. 5. Track the cure deadline. If the tenant pays in full by the deadline, the notice is cured. If not, the next step is filing an FED.

Common mistakes

Serving the 72-hour notice too early, undercounting mailing days, and accepting a partial payment in a way that may waive the notice.

Related forms or workflows

Standard 72-hour and 144-hour nonpayment notices, a service log, and a ledger printout. If an third-party source form is needed, obtain it directly from third-party form sources.

Related questions

Ask Propsistant

Ask Propsistant about a nonpayment notice · Ask Propsistant about an Oregon landlord-tenant question

Related Oregon resources

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

Canonical URL: https://propsistant.com/oregon/questions/oregon-nonpayment-rent-notice