Oregon Residential Lease Agreement

• No statewide deposit limit (local rules, such as Portland's, may apply). Within 31 days after the tenancy ends and the tenant returns possession, the landlord must return the deposit or send a written accounting of each claim with the balance. Failure, or withholding in bad faith, can cost twice the amount withheld (Or. Rev. Stat. § 90.300).

Reviewed 5 Oct 2026 · Or. Rev. Stat. § 90.300

Reviewed 5 Oct 2026 · Or. Rev. Stat. § 90.300

• Where Oregon's just-cause rule covers the tenancy, a landlord's notice alone does not end it; the landlord also needs one of the causes that rule lists (see below).
• 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)).

Quoted from the source: “the landlord may terminate the tenancy by giving the tenant notice in writing not less than 30 days prior to the date designated”

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)).

Reviewed 27 Sep 2026 · ORS 90.427(1)-(8) (as amended by Or. Laws 2025 ch. 291, SB 586)

• Where Oregon's just-cause rule covers the tenancy, a landlord's notice alone does not end it; the landlord also needs one of the causes that rule lists (see below).
• 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.

Quoted from the source: “the landlord or the tenant may terminate the tenancy by a written notice given to the other at least 10 days before the termination date”

Reviewed 27 Sep 2026 · ORS 90.427(2)

• 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)).

Quoted from the source: “includes all periods in which any of the tenants has resided in the dwelling unit for one year or less.”

Reviewed 27 Sep 2026 · ORS 90.427

• 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.

Quoted from the source: “a fixed term tenancy on or after the expiration of the fixed term, by giving the tenant notice in writing”

Reviewed 27 Sep 2026 · ORS 90.427(4)-(5)

• Covered: all residential tenancies under ORS chapter 90 after the tenant's first year of occupancy — landlord may terminate only for cause (ORS 90.392, 90.394, 90.396, 90.398, 90.405) or for one of four qualifying landlord reasons with 90 days' notice (60 days on sale with extra payment) and one month's rent relocation assistance (ORS 90.427(5)-(6)).
• Exemptions: first year of occupancy (30-day no-cause); week-to-week tenancies (10-day no-cause); owner-occupied buildings of two or fewer units (60-day no-cause after first year); landlords owning four or fewer units are exempt from the relocation payment but not from the qualifying-reason requirement.

Quoted from the source: “Not less than 90 days prior to the date designated as the termination date in the notice if:”

Reviewed 27 Sep 2026 · ORS 90.427 (SB 608, Or. Laws 2019 ch. 1; amended Or. Laws 2025 ch. 291)

• Statewide cap (ORS 90.323, 90.324): 7% + CPI, never more than 10%, no more than once in any 12 months, none during the first year of the tenancy, and 90 days' written notice. CPI is the September 12-month average change in CPI-U West; the Department of Administrative Services publishes each year's maximum by September 30. The cap does not apply to a unit whose first certificate of occupancy is less than 15 years old, or to some regulated affordable housing.

Source: ORS 90.323, 90.324

• 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)).

Quoted from the source: “30-day notice with stated cause (ORS 90.392, 90.427(8)(a)(C), 90.630, 90.632)”

Exceptions:

• Substantially the same violation within six months after a cure notice: termination on not less than 10 days' notice with no right to cure (90.392(5)); does not apply where the only violation is nonpayment of the current month's rent.
• Pet violations (ORS 90.405) and manufactured-dwelling/floating-home tenancies (ORS 90.630) have their own periods.

Reviewed 27 Sep 2026 · ORS 90.392(3)-(6); ORS 90.155(2)

• 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).

Quoted from the source: “24-hour notice ... personal injury, substantial damage, extremely outrageous act, or unlawful occupant (ORS 90.396, 90.403)”

Reviewed 27 Sep 2026 · ORS 90.396; ORS 90.398; ORS 90.403; ORS 90.445; ORS 90.392(5)

• Written notices are served by personal delivery, by first-class mail (adding three days to the notice period), or — only if the written rental agreement so provides — by first-class mail plus secure attachment to the main entrance of the dwelling; since 2024 electronic mail is allowed under a written addendum, and a termination notice sent by email must also be sent by first-class mail (ORS 90.155, as amended by Or. Laws 2023 ch. 296).

Quoted from the source: “the minimum period for compliance or termination of tenancy, as appropriate, shall be extended by three days”

Reviewed 27 Sep 2026 · ORS 90.155(1)-(5)

Reviewed 21 Oct 2026 · ORS 90.228

Reviewed 21 Oct 2026 · ORS 90.222