Oregon notice periods
A Oregon landlord must give 30 days’ written notice to end a month-to-month tenancy, and the tenant must give the same. The state requires a lawful reason (just cause) to end most tenancies, so notice alone is not enough. A rent increase needs 90 days’ notice. For nonpayment, the landlord must serve a 10-day notice to pay or quit before filing for eviction.
The Oregon rules in detail
Month-to-month: tenant may terminate with 30 days' written notice at any time; landlord may terminate without cause with 30 days' notice only during the first year of occupancy. After the first year the landlord may terminate only for tenant cause or for a qualifying landlord reason (demolition/conversion, major repairs, owner or family move-in, sale to an owner-occupant) with 90 days' written notice (and, for landlords of more than four units, one month's rent relocation assistance). Week-to-week: 10 days. Nonpayment notice: 10 days' notice served no sooner than the 8th day of the rental period, or 13 days' notice served no sooner than the 5th day (72-hour/144-hour notices were replaced in 2023).
No rent increase during the first year of tenancy; after that, at least 90 days' written notice, no more than once in 12 months, and the increase may not exceed 7% plus CPI, capped at 10% (ORS 90.323/90.324 as amended by 2023 SB 611); 7 days for week-to-week. Exempt: buildings less than 15 years old and certain regulated affordable housing.
10 days. The tenant may cure by paying everything owed within the period; after that the landlord may file for eviction.
Serving the notice
- Notice must be in writing. Text messages and emails count only where the lease or statute allows electronic notice.
- The clock starts when the notice is delivered, not when it is written. Mailed notices usually add days; check the statute’s service rules.
- Termination notices generally take effect at the end of a rental period. Served mid-month, a 30-day notice ends the tenancy at the end of the next full month.
- Oregon requires a lawful reason to end most tenancies. The notice must state the reason, and some reasons carry longer periods or relocation assistance.
- A fixed-term lease ends on its own date; these periods apply to month-to-month tenancies and to tenancies that continued after a lease expired.
Source: ORS 90.427; ORS 90.323; ORS 90.394.
Related Oregon rules
- Late fees: Late charge allowed only if rent is not received by the 4th day of the rental period and the written agreement specifies it. Amount may not exceed one of: (a) a reasonable flat fee charged once per period (the customary market amount); (b) a reasonable per-day fee starting the 5th day, capped at 6% of the reasonable flat fee per day; or (c) 5% of the periodic rent per 5-day period (or part) of delinquency, starting the 5th day. Nonpayment of a late fee alone cannot support a nonpayment eviction. Late fee calculator.
- Security deposit: No statutory limit; returned Written accounting and refund within 31 days after the tenancy terminates and the tenant delivers possession. Deposit rules.
- All rules on one page: Oregon landlord and tenant law.
Frequently asked questions
How much notice does a landlord have to give a tenant to move out in Oregon?
30 days’ written notice for a month-to-month tenancy. Month-to-month: tenant may terminate with 30 days' written notice at any time; landlord may terminate without cause with 30 days' notice only during the first year of occupancy. After the first year the landlord may terminate only for tenant cause or for a qualifying landlord reason (demolition/conversion, major repairs, owner or family move-in, sale to an owner-occupant) with 90 days' written notice (and, for landlords of more than four units, one month's rent relocation assistance). Week-to-week: 10 days. Nonpayment notice: 10 days' notice served no sooner than the 8th day of the rental period, or 13 days' notice served no sooner than the 5th day (72-hour/144-hour notices were replaced in 2023). The landlord also needs a lawful reason.
How much notice does a tenant have to give in Oregon?
30 days’ written notice on a month-to-month tenancy. A fixed-term lease ends on its own date unless it says otherwise.
How much notice is required for a rent increase in Oregon?
90 days. No rent increase during the first year of tenancy; after that, at least 90 days' written notice, no more than once in 12 months, and the increase may not exceed 7% plus CPI, capped at 10% (ORS 90.323/90.324 as amended by 2023 SB 611); 7 days for week-to-week. Exempt: buildings less than 15 years old and certain regulated affordable housing.
How long is a pay-or-quit notice in Oregon?
10 days. The tenant can stop the eviction by paying the full amount within that time.
Does the notice have to end on the last day of the month?
In most states, yes: a termination notice on a periodic tenancy takes effect at the end of a rental period that is at least the required number of days after service. Serving on the 15th with a 30-day requirement typically ends the tenancy at the end of the following month, not 30 days later. The calculator shows both dates.