Can an Oregon landlord serve notice by text?
No. Text is not an authorized service method under ORS 90.155, even if the lease tries to allow it.
Can a Landlord Text Legal Notice in Oregon? (ORS 90.155)
Short answer
Generally no. ORS 90.155 requires landlord notices to be served by personal delivery, first class mail (with a 3-day mailing extension), or attachment-and-mail when the lease authorizes it. A text or email by itself does not satisfy statutory service for termination, rent-increase, or notice-to-pay-or-quit notices - even if the lease tries to allow it.
What ORS 90.155 actually requires
Statutory landlord notices must be served by (a) personal delivery to the tenant, (b) first class mail (adding 3 days to the notice period), or (c) attachment to the main entrance plus same-day first class mail, only if the lease specifically authorizes that method.
Why texts and emails fall short
Texts and emails are not listed in ORS 90.155. A court evaluating a 10-day nonpayment notice or a 90-day rent-increase notice will look for proof of one of the authorized methods. Convenience does not waive service requirements - and lease language alone cannot expand the statute.
When informal communication is fine
Routine non-statutory communication - confirming a repair time, scheduling a walkthrough, answering a question, sending a friendly reminder before a late notice - can be done by text or email. The line is whether the communication starts a legal deadline.
Best practice when in doubt
Use personal delivery or first class mail with a Certificate of Mailing for any notice that starts a deadline. You can ALSO text or email the same notice as a courtesy - but the statutory copy is what controls.
Risk of relying on text-only notice
Defective service is the #1 reason Oregon FED cases are dismissed. A judge who sees only a text screenshot will usually rule against the landlord on service, regardless of how clear the message was.
Frequently asked
What if the tenant agreed in the lease to accept notice by email?
Lease language alone cannot waive ORS 90.155's service requirements for statutory notices. Use an approved method.
Is certified mail required?
No. ORS 90.155 specifies first class mail. Certified is allowed but not required.
Can I email a copy as a backup?
Yes - just make sure the primary service method is one of the three ORS 90.155 options.
Does service by text invalidate the underlying violation?
No - the violation is what it is, but you'll have to re-serve the notice properly before you can proceed in court.
Source references
- ORS 90.155
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Propsistant provides general landlord-tenant information from selected statutes and official sources. It is not a law firm, does not provide legal advice, does not create an attorney-client relationship, and is not a substitute for a licensed attorney in your jurisdiction.