Oregon Statewide Rule
Oregon Statewide Just-Cause Eviction Law
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
Summary
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.
90.427 Termination of tenancy without tenant cause; effect of termination notice. (1) As used in this section: (a) "First year of occupancy" includes all periods in which any of the tenants has resided in the dwelling unit for one year or less. (b) "Immediate family" means: (A) An adult person related by blood, adoption, marriage or domestic partnership, as defined in ORS 106.310, or as defined or described in similar law in another jurisdiction; (B) An unmarried parent of a joint child; (C) A child, grandchild, foster child, ward or guardian; or (D) A child, grandchild, foster child, ward or guardian of any person listed in subparagraph (A) or (B) of this paragraph. (2) If a tenancy is a week-to-week tenancy, the landlord or the tenant may terminate the tenancy by a written notice given to the other at least 10 days before the termination date specified in the notice. (3) If a tenancy is a month-to-month tenancy: (a) At any time during the tenancy, the tenant may terminate the tenancy by giving the landlord notice in writing not less than 30 days prior to the date designated in the notice for the termination of the tenancy.
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?
Do small landlords have to pay relocation assistance?
What qualifies as a no-fault landlord reason?
Sources
See something wrong?
Help us keep this page accurate. If you notice an error or outdated information, let us know.