Oregon Eviction Laws

• Month-to-month/fixed-term tenancies: written notice of nonpayment and intent to terminate of at least 10 days, which may be given 'no sooner than on the eighth day of the rental period' (ORS 90.394(2)(a)); alternatively at least 13 days' notice given no sooner than the fifth day (90.394(2)(b)).
• Week-to-week tenancies: at least 72 hours' written notice given no sooner than the fifth day of the rental period (90.394(1)).
• Notice must specify the amount of rent due and the date and time by which the tenant must pay (90.394(3)); payment mailed within the period is timely unless the agreement/notice provides an in-person option (90.394(4)).
• Service by first-class mail adds three days to the period (ORS 90.155(2)); the period runs from delivery.

Exceptions

• Portland and Milwaukie have local rules requiring longer notices in some cases (see local_overlay_warning).

• Termination for cause (material violation of the rental agreement or ORS 90.325 duties): written notice specifying the acts and omissions, with a termination date 'not less than 30 days after delivery of the notice'; if the violation is curable the notice must state the tenant may cure by a date 'at least 14 days after delivery of the notice' (ORS 90.392(3)-(4)).
• Week-to-week tenancies: 7-day notice with 4-day cure (90.392(6)).
• Mail service adds three days (ORS 90.155(2)).

Exceptions

• Substantially the same violation within six months after a cure notice: termination on not less than 10 days' notice (four days for week-to-week) and no earlier than the earlier notice's termination date, with no right to cure (90.392(5), (6)(c)); does not apply where the only violation is nonpayment of the current month's rent.
• Past conduct that was a separate and distinct act or omission and is not ongoing: the cure date may be as early as the date of delivery of the notice (90.392(4)(a)(B)).
• Pet violations (ORS 90.405) and manufactured-dwelling/floating-home tenancies (ORS 90.630) have their own periods.

• 24-hour written notice for: tenant/guest inflicting or threatening personal injury, intentionally inflicting substantial damage, committing an extremely outrageous act, or an unlawful occupant (ORS 90.396, 90.403); violation of a drug/alcohol program (24 or 48 hours, ORS 90.398); perpetrating domestic violence, sexual assault or stalking (24 hours, ORS 90.445).
• Repeat of substantially the same violation within six months after a 90.392 notice: 10-day notice, no cure (90.392(5)).
• Recorded as 1 day = 24 hours; mail service adds three days under ORS 90.155(2).

• During the first year of occupancy only: landlord may terminate a month-to-month tenancy without cause 'by giving the tenant notice in writing not less than 30 days prior to the date designated in the notice' (ORS 90.427(3)(b)); fixed-term in first year: 30 days before the ending date (90.427(4)(b)).
• After the first year of occupancy the landlord may terminate only for cause or for a 'qualifying landlord reason' (demolition/conversion, repairs making the unit unsafe or unfit, landlord/immediate family move-in, accepted purchase offer from a buyer who will occupy) with written notice 'not less than 90 days prior to the date designated as the termination date' (90.427(5)(a)); the notice must state the reason and supporting facts, and the landlord must pay one month's periodic rent at delivery unless the landlord owns four or fewer units (90.427(6)).
• 2025 SB 586 (Or. Laws 2025 ch. 291): for the sale-to-owner-occupant reason the landlord may instead give 60 days' notice if it pays one month's rent at the time of notice in addition to any 90.427(6) payment (90.427(5)(b)).
• Mail service adds three days (ORS 90.155(2)).

Exceptions

• Owner-occupied buildings with two or fewer units: after the first year the landlord may terminate without cause on 60 days' notice, or 30 days when selling to an owner-occupant (90.427(8)).
• Portland requires 90 days' notice and relocation assistance under city code (see local_overlay_warning).

• A fixed-term tenancy that reaches its end after the first year becomes month-to-month unless the landlord gave a 90-day qualifying-reason notice (or a first-year 30-day notice) — ORS 90.427(4)-(5); no separate holdover notice.

• Week-to-week tenancy: either party may terminate 'by a written notice given to the other at least 10 days before the termination date designated in that notice' (ORS 90.427(2)); no first-year/qualifying-reason distinction.

• First year of occupancy (any tenant resident one year or less): 30-day no-cause notice; after the first year: 90-day notice only for a qualifying landlord reason with one month's rent relocation payment (small-landlord exemption: four or fewer units) — ORS 90.427(3)-(6).
• Sale to owner-occupant after first year: 60 days with an extra month's rent (90.427(5)(b), 2025); owner-occupied 2-unit buildings: 60 days no-cause / 30 days on sale (90.427(8)).