The Eviction Process in Oregon: Rules for Landlords and Property Managers

Landlords must carefully follow all the rules and procedures under Oregon law when terminating a tenancy and evicting a tenant in Oregon. This article explains the basic rules and procedures landlords and property managers must follow when evicting a tenant in Oregon.

Notice for Termination With Cause in Oregon

If a landlord wants to evict a tenant before the tenant's lease or rental agreement has expired, the landlord must have legal cause. Oregon law defines what constitutes legal cause. The most common legal cause for eviction is the tenant's failure to pay rent. However, under Oregon law, the landlord can also evict the tenant for violating the lease or rental agreement or committing an illegal act on the premises of the rental unit (among other things).

The first step in evicting the tenant for one of these reasons is to terminate the tenancy by giving the tenant notice. The type of notice will depend on the reason for the eviction.

Week-to-Week Tenancies

If the tenancy is week-to-week, the landlord must give the tenant notice (in writing) that the rent has not been paid, and if it isn't paid within 72 hours of the notice, the landlord will terminate the tenancy. The landlord can't give the tenant this notice any sooner than the fifth day of the rental period, including the first day the rent is due. (Or. Rev. Stat. § 90.394(1) (2025).)

Tenancies Other Than Week-to-Week (Fixed-Term Leases and Month-to-Month Tenancies)

Here are the notice requirements for all tenancies other than week-to-week.

10 days notice to pay rent. On the eighth day after rent is due and owing, the landlord can give the tenant 10 days written notice to pay rent. This notice must inform the tenant that the landlord will terminate the tenancy unless the tenant pays rent within the 10-day period. (Or. Rev. Stat. § 90.394(2)(a), § 105.124 (2025).)

The notice must specify the amount of rent that must be paid and the date and time by which the tenant must pay the rent. (Or. Rev. Stat. § 90.394(3) (2025).) If the tenant doesn't pay rent, then the landlord can go to court and file an eviction lawsuit against the tenant.

13 days notice to pay rent: On the fifth day after rent is due and owing, the landlord can instead give the tenant 13 days written notice to pay rent. This notice must inform the tenant that the landlord will terminate the tenancy unless the tenant pays rent within 13 days of receiving the notice. (Or. Rev. Stat. § 90.394(2)(b), § 105.124 (2025).)

The notice must specify the amount of rent that must be paid and the date and time by which the tenant must pay the rent. (Or. Rev. Stat. § 90.394(3) (2025).) If the tenant doesn't pay, then the landlord can go to court and file an eviction lawsuit against the tenant.

Notice to cure for lease violations: If the tenant violates the lease or rental agreement, then the landlord can give the tenant a 30-day notice to cure. This notice must specify the violations, state that the tenancy will terminate in no less than 30 days, and, if the violation can be cured, describe at least one possible remedy to cure the violation and designate the date by which the tenant must cure. (Or. Rev. Stat. § 90.392(3) (2025).)

If the violation can be fixed by changing behavior, making repairs, or paying money, the designated date for the cure must be at least 14 days after delivery of the notice. If the tenant doesn't cure, then the rental agreement will terminate as provided in the notice. (Or. Rev. Stat. § 90.392(4) (2025).) If the violation is one that's substantially the same as a previous violation the landlord has sent a notice to the tenant about within the previous six months, the tenant doesn't have the right to cure. The termination date in the notice must be not less than 10 days after delivery of the notice (but the second notice can't give a termination date that's earlier than the one stated in the first notice). (Or. Rev. Stat. § 90.392(5) (2025).)

Unconditional quit notice. In certain situations, the landlord can give the tenant a 24-hour unconditional quit notice. Using this notice, the landlord will inform the tenant that because of the tenant's behavior, the landlord will be terminating the tenancy in 24 hours and filing an eviction lawsuit against the tenant. The tenant will have no opportunity to correct the bad behavior.

The specific behaviors and situations under which a landlord can serve an unconditional quit notice include if the tenant, tenant's pet, or someone under the tenant's control seriously threatens or inflicts substantial personal injury, recklessly endangers another person by creating a serious risk of injury, intentionally causes substantial damage to the property, intentionally provides false information on the rental application for the tenancy within the past year, or commits an extremely outrageous act (such as prostitution, drug crimes, bias crimes, or burglary). If the renter's pet committed the alleged act, the renter can cure the violation and not be required to move out if they get rid of the animal within 24 hours. The other violations can't be cured. (Or. Rev. Stat. § 90.396) (2025).)

Pets capable of causing damage. If a tenant, in violation of the rental agreement, keeps a pet capable of causing damage, the landlord can give a notice specifying the violation and stating the lease will end in not less than 10 days unless the tenant removes the pet. (Or. Rev. Stat. § 90.405, § 105.124 (2025).)

Notice for Termination Without Cause and "Landlord Cause" Evictions

Oregon law allows landlords to terminate tenancies without cause and for landlord cause under only limited circumstances. (Note: Different rules apply if the landlord lives on the property and the property has only two units.)

Month-to-Month Tenancies

Landlords may terminate a month-to-month tenancy without cause only during the first year of occupancy. During the first year, the landlord can give the tenant a 30-day notice to terminate. (Or. Rev. Stat. § 90.427(3)(b), § 105.124 (2025).) (Local laws might require more notice.)

After the first year, landlords must have "landlord cause" (sometimes called "just cause") as described by Oregon law (such as the tenant's violation of a lease term or the landlord's desire to demolish the building). (Or. Rev. Stat. § 90.427(3)(c) (2025).)

Fixed-Term Tenancies

A landlord may terminate the tenancy during a fixed term (such as when the tenant has a lease or other written rental agreement for one year) only with cause and proper notice. (Or. Rev. Stat. § 90.427(4)(a) (2025).)

If the tenancy expires within the first year of occupancy, the landlord may terminate without cause by giving 30 days written notice. (Or. Rev. Stat. § 90.427(4)(b) (2025).) (Local laws might require more.) However, if the tenancy terminates on a date after the first year of occupancy, the fixed-term tenancy becomes a month-to-month tenancy upon the expiration of the fixed term, unless the landlord and tenant agree to a new fixed-term tenancy, the tenant gives 30 days notice, or the landlord has a qualifying reason to terminate and gives proper notice.

What Is Considered Landlord Cause (Just Cause) to Evict Under Oregon Law?

Qualifying landlord-cause reasons include a landlord's intention to:

• demolish the unit or use it for some purpose other than as a place of residence within a reasonable time
• make repairs or renovations to the unit within a reasonable time that would make the property unsafe to live in
• move into the unit, or have immediate family move in and they don't own a comparable unit in the same building that is available for rent at the same time the tenant receives a notice to terminate, or
• the landlord has sold the unit to someone who plans to move in and has provided written evidence of the accepted offer.

After the first year of occupancy, to terminate a month-to-month tenancy or fixed-term tenancy at the end of the term for landlord cause, the landlord must provide a 90-day written notice specifying the reason for the termination and supporting facts, and, for landlords who own more than four units, a relocation fee equal to one month rent if a tenant is evicted for a landlord-based reason. (Or. Rev. Stat. § 90.427(4)(c),(5),(6) (2025).)

Tenant Eviction Defenses

Even when a landlord has a valid reason to evict a tenant, the tenant might decide to challenge the eviction in court. The tenant could also have a valid legal defense, such as the landlord retaliating against the tenant or failing to maintain the premises of the rental unit. The tenant's decision to fight the eviction could lead to increased costs of the lawsuit for both the landlord and the tenant and allow the tenant more time to remain living in the rental unit.

If a court finds that a landlord unlawfully removes or excludes a tenant from a rental, the tenant might be able to recover possession or recover the greater of up to two month's rent or twice the tenant's actual damages. (Or. Rev. Stat. § 90.375 (2025).)

Removal of the Tenant

Even after a landlord wins an eviction lawsuit against a tenant, the landlord isn't authorized to remove the tenant from the rental unit. Only a law enforcement officer with a court order can do that.

Tenants sometimes leave personal property behind at the rental unit after an eviction has occurred. If this happens, Oregon law requires the landlord to store the property in a safe location and then send a written notice to the tenant. This notice must inform the tenant of the property the tenant left behind. The tenant gets eight days to contact the landlord if the notice is by mail and five days if the notice is in person. (Or. Rev. Stat. § 90.425 (2025).)

Then, if the tenant contacts the landlord, the tenant has 15 days to claim the property. If the tenant doesn't claim the property within 15 days, then the landlord can dispose of it. The landlord can also charge the tenant for the costs of storing the property. (Or. Rev. Stat. § 90.425 (2025).)

Rationale for the Rules

Landlords must carefully follow all the rules and procedures required by Oregon law when evicting a tenant. Otherwise, the eviction might not be valid.

Although these rules and procedures may seem burdensome to the landlord, they are there for a reason. Evictions often occur very quickly, and the end result is serious: The tenant loses a place to live. The rules help ensure the eviction is justified and that the tenant has enough time to find a new home.

Resources for Tenants and Landlords

Nolo offers various books covering landlord-tenant issues.

For Tenants:

• Renters' Rights
• Every Tenant's Legal Guide

For Landlords:

• Every Landlord's Legal Guide

Other Resources

If you have further questions about evictions or need legal assistance, consider talking to a lawyer. If you need help but can't afford a lawyer, consider asking a legal aid organization for assistance. Visit the Legal Services Corporation and LawHelp.org websites to learn more about legal aid.

Also, Oregon Law Help provides general information covering evictions, abandoned personal property, and other rental information. Also, the Oregon courts website has information, FAQs, and eviction forms for both landlords and tenants on its Residential Eviction webpage.