Free Oregon Cure-or-Quit Notice

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Free Oregon Cure-or-Quit Notice — overview

This Oregon 30-day cure-or-quit notice is a Oregon statutory notice under ORS §90.392 giving the tenant a cure right — the tenant may cure the violation or vacate within 30 days. Applies to curable material lease violations: material noncompliance, occupancy issues, alterations.

Generate the Oregon Notice

Complete the fields below to generate a Oregon 30-Day Notice to Cure or Quit. State the violation clearly and specify what cure is required. Use the Unconditional Quit notice instead for severe non-curable violations.

About the Oregon Cure-or-Quit Notice

The Oregon 30-Day Notice to Cure or Quit is a statutory notice under ORS §90.392 that gives the tenant a cure right — the tenant may either (a) cure the violation within 30 days, or (b) vacate the premises. If the tenant neither cures nor vacates, the landlord may commence eviction proceedings. Common applications include: material noncompliance, occupancy issues, alterations. This notice is the standard remedy for curable material lease violations. For severe non-curable violations (criminal activity, drug-related crimes, violent acts, property destruction, prostitution, repeated material breach within statutory look-back periods), the Unconditional Quit notice applies instead — that notice provides NO cure right and demands immediate surrender of possession. Best practice: identify the violation clearly with dates and evidence; specify what the tenant must do to cure; serve the notice properly with proof of service retained; track the cure period; if the tenant cures, accept the cure and do not file eviction; if the tenant neither cures nor vacates, wait the full 30 days statutory period before filing the eviction action; consult Oregon landlord-tenant counsel for contested cures or improperly framed notices.

Oregon Statutory Requirements

• Statute: Or. Rev. Stat. §90.392. The notice must specify the acts and omissions constituting the violation, state that the rental agreement terminates on a designated date not less than 30 days after delivery, and — where the violation can be cured — say so, describe at least one possible remedy, and designate a cure date. That cure date must be at least 14 days after delivery, or, where the violation was a separate and distinct act that is not ongoing, no earlier than the date of delivery. The 30-day termination date and the 14-day cure date are two different dates and both must appear on the notice.
• Cure period: 30 days
• Statutory CURE RIGHT — tenant may fix violation to avoid eviction
• Standard applications: material noncompliance, occupancy issues, alterations
• If tenant cures, the notice expires and tenancy continues
• If tenant neither cures nor vacates, eviction proceedings may commence after expiration
• For severe non-curable violations: use Unconditional Quit notice instead

Service Methods Permitted in Oregon

• Personal delivery to the tenant — ORS 90.155(1)(a), the cleanest record
• First class mail — ORS 90.155(1)(b) authorises it on its own, but ORS 90.155(2) then extends the minimum period by three days and the notice must state the extension
• First class mail AND attachment to the designated location — ORS 90.155(1)(c), and only where the written rental agreement provides for that method in both directions
• Not available in Oregon: substituted service on another occupant, free-standing posting, or a process server as a distinct method. Electronic mail only under a written addendum executed after the tenancy began, and a termination notice sent by e-mail must also go by first class mail (ORS 90.155(5))
• Retain proof of service — date, time, method, server’s identity; critical for eviction proceeding

Common Mistakes (Oregon-Specific)

• Using cure-or-quit for severe non-curable violations — use Unconditional Quit notice instead
• Filing eviction before cure period expires — premature filing may be dismissed
• Not specifying what the tenant must do to cure — notice should clearly identify the remedy
• Ignoring tenant’s cure — if tenant cures, eviction is improper
• Wrong notice period — the termination date must be not less than 30 days after delivery, and the notice must separately designate a cure date at least 14 days after delivery. Both dates belong on the notice
• Omitting the veterans’ assistance information — ORS 90.391 and ORS 408.515 require it on every chapter 90 termination notice
• Using the 30-day form for a repeat violation — where substantially the same violation recurs within six months of a previous ORS 90.392 notice, ORS 90.392(5) allows a 10-day notice with no right to cure, except where the only violation is failure to pay the current month’s rent
• Forgetting the week-to-week numbers — ORS 90.392(6) changes 30 days to 7, the 14-day cure to 4 days, and the 10-day repeat notice to 4 days
• Wrong statute citation — must cite ORS §90.392
• Failure to retain proof of service

Best Practices

• Specify the violation clearly with dates, observations, evidence
• State what cure is required — what the tenant must do to remedy
• Cite ORS §90.392 on the notice
• Personal delivery preferred; first class mail also works — but mail adds three days under ORS 90.155(2) and the notice must say so. Retain proof either way
• Track the cure period — verify whether tenant cured before filing eviction
• If tenant cures: accept the cure, document it, and do not file eviction
• Wait full 30 days before filing if no cure
• Consult Oregon landlord-tenant counsel for contested cures

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