Can a landlord refuse to renew a lease in Oregon?

Only during the first year of occupancy. ORS 90.427(3)(c) provides that at any time after the first year of occupancy the landlord may terminate the tenancy only for a tenant cause with notice under one of the named sections, or for a qualifying landlord reason with the notice described in subsections (5) and (6). For a fixed term, ORS 90.427(4)(c) provides that if the specified ending date falls after the first year of occupancy the fixed term tenancy becomes a month-to-month tenancy upon expiration unless the parties agree a new fixed term, the tenant gives notice, or the landlord has a qualifying reason. A bare notice of non-renewal after year one does not end the tenancy.

How much notice does an Oregon landlord have to give to end a tenancy?

It depends on the route, not on how long the tenant has lived there. ORS 90.427 sets 10 days for a week-to-week tenancy under subsection (2); 30 days for a month-to-month tenancy during the first year of occupancy under (3)(b); 30 days before the ending date of a fixed term that ends within the first year under (4)(b); 90 days for a qualifying landlord reason under (5)(a); 60 days for a sale to an owner-occupant buyer under (5)(b) where an extra month's rent is paid; 90 days for the three-strikes fixed-term route under (7); and 60 or 30 days under (8) where the unit shares a building or property of not more than two dwelling units with the landlord's primary residence.

Is a 30-day notice of non-renewal valid in Oregon?

Only inside the first year of occupancy. ORS 90.427(3)(b) allows a landlord to end a month-to-month tenancy at any time during the first year of occupancy on not less than 30 days' written notice, and ORS 90.427(4)(b) allows 30 days before the ending date of a fixed term that ends within that first year. Once the first year of occupancy has passed, no 30-day no-cause notice exists outside the landlord-occupied one-or-two-unit exception in ORS 90.427(8), and no length of notice makes a bare no-cause termination lawful.

Does an Oregon lease automatically become month-to-month when the fixed term ends?

Yes, after the first year of occupancy. ORS 90.427(4)(c) provides that if the specified ending date for the fixed term falls 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 written notice not less than 30 days before the ending date or the date designated in the notice, whichever is later, or the landlord has a qualifying reason and gives the notice specified in subsections (5) to (7). Nothing has to be signed for the tenancy to continue.

Does an Oregon landlord have to pay the tenant one month's rent?

Yes, for a qualifying-reason termination. ORS 90.427(6)(a)(B) requires a landlord terminating under subsection (5) to pay the tenant an amount equal to one month's periodic rent at the time the landlord delivers the notice to terminate the tenancy. ORS 90.427(6)(b) excuses that payment where the landlord has an ownership interest in four or fewer residential dwelling units subject to ORS chapter 90. The carve-out excuses the money only; the 90-day period and the reason-and-supporting-facts content still apply.

What are the qualifying landlord reasons in Oregon?

ORS 90.427(5)(a) lists four. (A) The landlord intends to demolish the dwelling unit or convert it to a use other than residential use within a reasonable time. (B) The landlord intends to undertake repairs or renovations within a reasonable time and the premises is unsafe or unfit for occupancy, or will be unsafe or unfit during the work. (C) The landlord or a member of the landlord's immediate family intends to occupy the unit as a primary residence and the landlord does not own a comparable unit in the same building available for occupancy at the same time the tenant receives the notice. (D) The landlord has accepted an offer to purchase from a person who intends in good faith to occupy the unit as that person's primary residence and has provided written evidence of the offer with the notice.

What did Senate Bill 586 change about Oregon terminations in 2025?

Senate Bill 586 of the 2025 regular session rewrote ORS 90.427. It added a 60-day sale route at ORS 90.427(5)(b) under which a landlord who has accepted and evidenced an offer from an owner-occupant buyer may shorten the 90 days to 60 by paying the tenant an additional month's periodic rent. It repealed the rule that the notice and written evidence of the offer be given not more than 120 days after accepting the offer, replacing it with a requirement that written evidence of the offer be provided with the notice. It moved the four qualifying reasons from (5)(a) to (5)(d) down into (5)(a)(A) to (5)(a)(D), and moved the one month's rent obligation to (6)(a)(B).

What is the penalty for a defective Oregon termination notice?

ORS 90.427(9)(a) provides that if a landlord terminates a tenancy in violation of subsection (5), (6) or (7), the landlord is liable to the tenant in an amount equal to three months' rent in addition to actual damages sustained as a result of the termination, and the tenant has a defence to an action for possession. Under ORS 90.427(9)(b) the tenant must commence the action within one year after the tenant knew or should have known of the violation.

How do you serve an Oregon termination notice?

ORS 90.155(1) authorises personal delivery to the tenant, first class mail to the tenant, and a combined method of first class mail plus attaching a copy in a secure manner to the tenant's main entrance where the written rental agreement provides for that method. Mailing alone is sufficient, but ORS 90.155(2) provides that where a notice is served by mail the minimum period is extended by three days and the notice shall include the extension in the period provided. There is no substituted service on another occupant in ORS 90.155.

Can an Oregon landlord end a month-to-month tenancy after the first year with 60 days' notice?

Only under the narrow exception in ORS 90.427(8). That subsection applies where the dwelling unit is located in the same building or on the same property as the landlord's primary residence and that building or property contains not more than two dwelling units. In that case the landlord may end a month-to-month tenancy after the first year without cause on not less than 60 days' notice under (8)(a)(B), or on not less than 30 days' notice under (8)(a)(C) where the landlord has accepted an offer to purchase from an owner-occupant buyer and has provided written evidence of the offer with the notice. A general 60-day no-cause notice after year one does not exist.

How is the first year of occupancy measured in Oregon?

ORS 90.427(1)(a) provides that first year of occupancy includes all periods in which any of the tenants has resided in the dwelling unit for one year or less. It is measured from when occupancy began, not from the start of the current lease, so signing a new fixed-term agreement does not restart it. Because the test reads any of the tenants, a household is out of the first year once one co-tenant has resided in the unit for more than a year, even if another moved in last month.

Does Portland add requirements on top of ORS 90.427?

Yes. Portland City Code 30.01.085, the Mandatory Renter Relocation Assistance ordinance, applies to a termination without cause, a notice of non-renewal of a fixed term lease and a qualifying landlord reason termination, and requires a written termination notice of not less than 90 days before the termination date together with a relocation payment that varies by unit size. It also reaches a rent increase of 10% or more over a rolling twelve-month period. Exemptions are listed in the ordinance and most of them require a form to be filed with the Portland Housing Bureau.

What is the three-strikes route in ORS 90.427(7)?

It is the only way a fixed term ending after the first year of occupancy fails to roll into a month-to-month tenancy without a qualifying landlord reason. ORS 90.427(7) requires the tenant to have committed three or more violations of the rental agreement within the preceding 12-month period with a written warning notice given at the time of each violation; each warning must specify the violation, state that the landlord may terminate at the end of the fixed term on three violations in a 12-month period, and state that correcting the third or subsequent violation is not a defence; and the termination notice must be given not less than 90 days before the ending date or the designated date, whichever is later, specify the reason and supporting facts, and be delivered concurrent with or after the third warning.

Can an Oregon lease shorten the statutory notice period?

No. The periods in ORS 90.427 are statutory minimums expressed as not less than a stated number of days, and a rental agreement term purporting to authorise a shorter period is ineffective as to that provision. A rental agreement may require the landlord to give more notice than the statute, and where it does the longer period is what the landlord owes. A tenant may agree at the time to leave sooner, but cannot waive the minimum prospectively in the agreement.

Does ORS 90.427 apply to manufactured dwelling parks?

Largely not. ORS 90.427(13) provides that subsections (2) to (9) of that section do not apply to a month-to-month tenancy subject to ORS 90.429 or to another tenancy created by a rental agreement subject to ORS 90.505 to 90.850. Space rentals in a manufactured dwelling or floating home facility are governed by ORS 90.630 instead, which has its own for-cause structure. The four qualifying reasons, the 90-day period and the one month's rent obligation do not carry over to a facility space tenancy.

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Free Oregon Notice of Non-Renewal

After the first year of occupancy an Oregon landlord has no no-cause right at all, and a fixed term that ends after year one becomes a month-to-month tenancy by operation of ORS 90.427(4)(c). This generator will not issue a bare non-renewal for a post-first-year tenancy. It forces a statutory route, prints the qualifying reason and supporting facts, and states the one month’s periodic rent that must be paid when the notice is delivered.

Oregon Non-Renewal ORS 90.427 SB 586 (2025) current Free PDF

By Tenant Screening Background Check Editorial Team Authority ORS 90.427 Updated 2026

Direct answer: an Oregon landlord may decline to renew only inside the first year of occupancy. ORS 90.427(3)(c) provides that “at any time after the first year of occupancy, the landlord may terminate the tenancy only” for a tenant cause under one of the named sections, or “for a qualifying landlord reason for termination and with notice in writing as described in subsections (5) and (6) of this section.” For a lease with a term, ORS 90.427(4)(c) goes further: “if the specified ending date for the fixed term falls 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 parties agree a new term, the tenant gives notice, or the landlord has a qualifying reason. So the document people search for as an “Oregon notice of non-renewal” only ends a tenancy in three situations: inside the first year of occupancy, on one of the four qualifying landlord reasons in ORS 90.427(5)(a) with 90 days, the reason and supporting facts, and one month’s periodic rent paid at delivery, or on one of three narrow routes — the 60-day owner-occupant sale route added by Senate Bill 586 in 2025, the three-strikes fixed-term route in ORS 90.427(7), and the landlord-occupied one-or-two-unit exception in ORS 90.427(8). The form below is built to that structure and refuses to produce a document that rests on the expiry of the term. Everything after it is the statute, subsection by subsection, with the local overlays in Portland and Eugene mapped rather than waved at.

Key takeaways

There is no no-cause termination in Oregon after the first year of occupancy. ORS 90.427(3)(c) limits the landlord to a tenant cause or a qualifying landlord reason, and the only exception in the section is subsection (8), where the unit shares a building or property of not more than two dwelling units with the landlord’s own primary residence. No number of days converts a bare no-cause notice into a lawful one.
A fixed term does not simply expire. ORS 90.427(4)(c) converts it into a month-to-month tenancy on the specified ending date whenever that date falls after the first year of occupancy. The tenant does not have to sign anything, ask for anything or do anything. This is the single most-missed rule in Oregon practice and the one the general answer layer gets backwards.
The four qualifying reasons are exhaustive. ORS 90.427(5)(a)(A) to (D): demolition or conversion to non-residential use; repairs or renovations where the premises is or will be unsafe or unfit for occupancy; the landlord or an immediate family member occupying as a primary residence with no comparable unit available in the same building; and an accepted offer to purchase from a good-faith owner-occupant buyer with written evidence of the offer provided with the notice.
The money is part of the notice, not part of the move-out. ORS 90.427(6)(a)(B) requires the landlord, “at the time the landlord delivers the tenant the notice to terminate the tenancy,” to pay the tenant an amount equal to one month’s periodic rent. ORS 90.427(6)(b) excuses that payment only where the landlord has an ownership interest in four or fewer residential dwelling units subject to ORS chapter 90 — and it excuses the money alone, not the 90 days or the stated facts.
Senate Bill 586 rewrote this section in 2025. It inserted a 60-day sale route at ORS 90.427(5)(b) that a landlord buys with an extra month’s periodic rent, repealed the old rule that the sale notice be delivered within 120 days of accepting the offer, and renumbered the qualifying reasons and the payment obligation. Templates and code mirrors published before autumn 2025 carry the old lettering and the repealed 120-day rule.
Getting it wrong is priced. ORS 90.427(9)(a) makes a landlord who terminates in violation of subsection (5), (6) or (7) liable for three months’ rent in addition to actual damages, and gives the tenant a defence to the action for possession. Under (9)(b) the tenant has one year from when the tenant knew or should have known.
Mail costs three days, and the notice has to say so. ORS 90.155(2) provides that where a notice is served by mail the minimum period “shall be extended by three days, and the notice shall include the extension in the period provided.” A 90-day qualifying-reason notice put in the post is a 93-day notice, and it must be drafted that way rather than fixed at the hearing.

Generate Your Oregon Notice of Non-Renewal

Start with the occupancy date, because every branch in ORS 90.427 turns on whether the first year of occupancy has passed — and ORS 90.427(1)(a) measures that from occupancy, not from the current agreement. Then choose the statutory route. The generator derives the notice period from the route, adds the three days ORS 90.155(2) attaches to service by mail, prints the qualifying reason and the supporting facts on the face of the document, and states the relocation payment position. It will not produce a file for a post-first-year no-cause termination, and it will not produce a file for a qualifying-reason route with no reason or no supporting facts, because ORS 90.427(6)(a)(A) requires both.

1. Occupancy and the first-year test

Date occupancy began — ORS 90.427(1)(a), not the current lease date

Tenancy type now in effect

Specified ending date for the fixed term — leave blank for a periodic tenancy

2. Statutory route — required

Which route under ORS 90.427 is this?

Qualifying reason — required for the ORS 90.427(5) routes

Supporting facts — required by ORS 90.427(6)(a)(A) and by ORS 90.427(7)(c)(B)

Relocation payment position — ORS 90.427(6)

3. Dates and the statutory clock

Date this notice will be delivered to the tenant

Termination date stated in the notice

—

Choose a route above and enter the delivery date. Oregon does not tier the notice by how long the tenant has lived in the unit — the route supplies the period, and service by mail adds three days under ORS 90.155(2).

4. Tenant and premises

All tenant names, as they appear on the rental agreement

Dwelling unit address, including unit number

City, state and ZIP

Periodic rent — used to describe the ORS 90.427(6) payment, not a price

5. Landlord contact

Landlord or authorised agent

Landlord address for notices

Telephone

Email (optional)

City ordinance that applies to this address

6. Manner of service — ORS 90.155

How this notice is being delivered

7. Certifications

The one month’s periodic rent required by ORS 90.427(6)(a)(B) is being paid to the tenant at the time this notice is delivered No payment is due because the landlord has an ownership interest in four or fewer residential dwelling units subject to ORS chapter 90 (ORS 90.427(6)(b)) For the 60-day sale route, the additional month’s periodic rent required by ORS 90.427(5)(b)(B) is being paid at the time of this notice Written evidence of the accepted offer to purchase is provided with this notice, as ORS 90.427(5)(a)(D) requires Three or more written warning notices were given at the time of each violation and each met ORS 90.427(7)(b)(A) to (C) Include the veterans’ assistance statement described in ORS 90.391 The local ordinance for this address has been checked and any longer period or additional payment it requires has been applied

Watch: Oregon non-renewal and ORS 90.427 explained

▶ Watch overview

Oregon Non-Renewal at a Glance

First year of occupancy

30 days, no reason

After the first year

No no-cause route exists

Qualifying reason

90 days + one month’s rent

Getting it wrong

Three months’ rent + damages

The number everyone g