Just Cause Eviction: Beaverton vs Tualatin

Who enforces just cause eviction rules in Washington County?

Washington County's code enforcement division is responsible for rental property ordinances. You can report violations or request information through the Washington County government website or by calling the main municipal line.

What are typical penalties for violating just cause eviction rules?

Most Washington County rental property violations start with a written warning followed by escalating civil fines for repeat offenses. Specific dollar amounts and any criminal-misdemeanor exposure depend on the section of code; consult Washington County's municipal code or staff for the current penalty schedule.

Does Tualatin have its own just-cause eviction ordinance?

No. The City of Tualatin has not codified a city-level just-cause eviction ordinance. Residential evictions inside Tualatin city limits are governed by the statewide just-cause framework in ORS 90.427 (Oregon Residential Landlord and Tenant Act), as amended by Senate Bill 608 in 2019 and Senate Bill 611 in 2023. The substantive rules - first-12-months no-cause window, 90-day landlord-based notice, qualifying-reason categories, and one-month relocation assistance - all come from state law, not from the TMC.

When can a Tualatin landlord end a month-to-month tenancy after the first year?

Under ORS 90.427, after the first 12 months of occupancy on a month-to-month tenancy, a Tualatin landlord may terminate only for (a) tenant-based cause (e.g., material violation of the rental agreement, nonpayment, outrageous conduct) or (b) a qualifying landlord-based reason: intent to demolish or convert the unit to non-residential use, intent to undertake major repairs that cannot be done while occupied, intent for the landlord or an immediate family member to occupy the unit as a primary residence, or sale to a buyer who in good faith intends to occupy as a primary residence. Landlord-based no-cause terminations require 90 days' written notice and payment of one month's rent as relocation assistance, subject to the small-landlord exemption.

What is the small-landlord exemption?

ORS 90.427 includes a small-landlord exemption from the obligation to pay one month's rent as relocation assistance: it typically applies where the landlord owns four or fewer dwelling units, and the exemption interacts with the type of qualifying reason and the notice. Because the exemption is fact-specific and was modified by Senate Bill 611 in 2023, landlords should review the current text of ORS 90.427 (and any amendments after May 2026) and consult counsel before issuing a landlord-based no-cause notice.