Under ORS 90.427, an Oregon landlord may end a month-to-month tenancy without cause only during the first year, with at least 30 days' written notice. After the first year a no-cause termination is generally barred, and the landlord must state a qualifying landlord reason and give 90 days' notice (60 days for certain owner-occupied duplexes).
ORS 90.427 allows a no-cause termination during the first year of occupancy by 'notice in writing not less than 30 days prior' for month-to-month tenancies, and the same 30-day notice applies to ending a first-year fixed-term tenancy without cause. After the first year, the landlord may terminate only for tenant cause or for a qualifying landlord reason such as demolition, major repairs, owner move-in, or sale to a buyer who will occupy, with 'notice in writing not less than 90 days.' A narrow exception lets an owner who lives on a property of two or fewer units give 60 days' no-cause notice after the first year. A fixed-term lease that expires after the first year rolls over to month-to-month.
Under ORS 90.427(8), a landlord who terminates without a lawful basis, or fails to give the required first-month relocation assistance where applicable, is liable to the tenant for up to three months' rent plus actual damages.
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