Oregon Statewide Rule

Oregon Statewide Just-Cause Eviction Law

Heavy RestrictionsApplies statewide across Oregon (2026)

Oregon law requires landlords to have a qualifying reason to terminate most month-to-month tenancies after the first year. ORS 90.427 enumerates landlord-based and tenant-based just causes and mandates relocation assistance for no-fault terminations.

Key Facts

Threshold: After first 12 months
No-fault notice: 90 days written
Relocation assistance: One month rent
Small landlord exemption: Four or fewer units
Statute: ORS 90.427

Source: Oregon Public Law

Full Breakdown

Under ORS 90.427, after the first 12 months of occupancy, a landlord may only terminate a month-to-month tenancy for cause. Tenant-based causes include nonpayment, material lease violations, or outrageous conduct. Qualifying landlord reasons (no-fault) include intent to demolish, convert to non-residential use, undertake major repairs requiring vacancy, or owner/family move-in. For no-fault terminations, landlords must give 90 days notice and pay one month rent in relocation assistance (small landlords with four or fewer units are exempt from the payment). Fixed-term leases ending after 12 months convert to month-to-month and require just cause to non-renew.

Violations & Penalties

A landlord who terminates without lawful cause is liable for three months rent plus actual damages and attorney fees under ORS 90.427(10).

Frequently Asked Questions

When does just-cause protection begin?

After the tenant has occupied the unit for 12 months. During the first year of a month-to-month tenancy, landlords may terminate with 30 days notice without cause.

Do small landlords have to pay relocation assistance?

No. Landlords who own four or fewer rental units statewide are exempt from the one-month relocation payment but must still provide proper notice and qualifying cause.

What qualifies as a no-fault landlord reason?

Demolition, conversion to non-residential use, repairs requiring vacancy, or move-in by the landlord or immediate family. Documentation and good-faith intent are required.

Sources

ORS 90.427 - Termination of tenancy

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Oregon Statewide Just-Cause Eviction Law

Heavy RestrictionsApplies statewide across Oregon (2026)

Full Breakdown

Frequently Asked Questions

When does just-cause protection begin?

After the tenant has occupied the unit for 12 months. During the first year of a month-to-month tenancy, landlords may terminate with 30 days notice without cause.

Do small landlords have to pay relocation assistance?

No. Landlords who own four or fewer rental units statewide are exempt from the one-month relocation payment but must still provide proper notice and qualifying cause.

What qualifies as a no-fault landlord reason?

Demolition, conversion to non-residential use, repairs requiring vacancy, or move-in by the landlord or immediate family. Documentation and good-faith intent are required.