Can I email or text a landlord notice in Oregon?
No. ORS 90.155 does not list email or text as authorized service methods for statutory notices, even if the lease tries to allow it.
ORS 90.155 - Oregon Landlord Notice Delivery Rules
Short answer
Under ORS 90.155, Oregon landlord notices may be served by (a) personal delivery to the tenant, (b) first class mail with 3 additional days added to the notice period, or (c) attachment to the main entrance plus same-day first class mail - the attach-and-mail method is only available when the rental agreement specifically authorizes it.
Personal service - ORS 90.155(1)(a)
Hand delivery to the tenant is the cleanest method. The notice period starts the same day. Document the date, time, location, and person served. Delivery to any resident over 16 generally suffices for personal service.
First class mail - ORS 90.155(1)(c)
When served by first class mail alone, the statute adds 3 days to the notice period to account for delivery time. Mail to the tenant's last known address - even if you suspect they have moved. Keep a Certificate of Mailing as proof.
Attachment and mail - ORS 90.155(1)(b)
If (and only if) the rental agreement authorizes it, the landlord may attach the notice to the main entrance and mail a copy by first class mail the same day. The 3-day mailing extension still applies. Without lease authorization, this method is invalid.
What does NOT satisfy ORS 90.155
Text, email, voicemail, slipping a notice under the door without mailing, and verbal notice do not satisfy ORS 90.155 for statutory notices. Lease language alone cannot waive the service rules.
Why service matters
Defective service is the single most common reason Oregon FED (eviction) cases are dismissed. Always retain a copy of each notice, proof of mailing or delivery, and a contemporaneous note describing how service was completed.
Frequently asked
How many days are added for mail service in Oregon?
Three days under ORS 90.155(1)(c), counted from the mailing date.
Is certified mail required?
No. ORS 90.155 specifies first class mail. Certified mail is allowed and creates strong proof, but is not required and does not start the clock earlier.
Can I post the notice on the door?
Only if the lease authorizes attach-and-mail under ORS 90.155(1)(b), and you mail a copy first class the same day.
Does service include weekends and holidays?
Yes. ORS 90.155 counts calendar days, not business days.
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.