An Oregon eviction notice is a legal document that is used to inform a tenant of a lease violation that may or may not be fixed or the termination of a tenancy. You can create the notice you need with Lumr's Oregon eviction notice template, from a same-day breach to ending a longstanding tenancy.
An Oregon eviction notice tells a tenant to fix a specific problem or move out by a set date. Oregon law requires one before you, as a landlord, can file in court, and the required notice period depends entirely on the reason.
Oregon limits when and how a landlord can end a tenancy more than most states. That's especially true for month-to-month tenants who've lived in the unit over a year, covered further down this page.
Each notice type has its own rules, but Oregon eviction notice laws require a few basics in every valid notice.
| Requirement | What It Means |
|---|---|
| Written notice | Draft a formal written notice identifying all tenants and premises. |
| Reason for the notice | Reference a specific ORS statutory breach, nonpayment, or landlord reason. |
| Correct notice period | Give 24 hours, 10 to 13 days, 30 days, or 90 days, depending on the reason. |
| Payment details | Calculate the exact overdue balance and state the final ORS cure date. |
| Signature and date | Sign and date on the day service actually takes place. |
| Proper delivery | Use a method Oregon law allows, since mailing adds extra days. |
| Termination date | State exact date and time tenant must yield rental unit. |
Oregon law adds three days to the notice period whenever it's mailed instead of hand-delivered. Skipping that extension can make an otherwise valid notice unenforceable, so count carefully.
Oregon ties the notice period to both the reason for eviction and, in one case, how long the tenant has lived there:
This is Oregon's most severe eviction notice, reserved for situations like violence or intentional property damage. You need only 24 hours' written notice in these cases, under ORS 90.396.
There's one narrow exception. If a pet caused the only violation, the tenant can keep the tenancy by removing the pet before the 24 hours run out.
You can choose between two timing options. Send it on the 5th day of the rental period for a 13-day notice, or wait until the 8th day for a 10-day notice, under ORS 90.394.
Week-to-week tenants get a shorter, separate track. Oregon gives them 72 hours' notice, sent no sooner than the 5th day of the rental period. Either version must state the exact amount owed.
Create Your Oregon 10-Day or 13-Day Notice to Pay Rent or Quit
This notice gives a tenant a real chance to fix the problem before losing the unit. Oregon requires at least 14 days to cure, within an overall 30-day notice period, under ORS 90.392.
A repeat violation within six months cuts the notice to 10 days with no chance to cure. That escalation doesn't apply if the only repeated issue is that month's unpaid rent.
How long the tenant has lived in the unit decides the notice period here, not just who's ending the tenancy. During the first year, either side can end a month-to-month tenancy with 30 days' notice and no reason, under ORS 90.427.
After the first year, you will need either a tenant-caused reason or one of four specific qualifying reasons. Those qualifying-reason terminations require 90 days' notice instead of 30.
Oregon's delivery rules add real time to some notices, so timing the mail matters. Here’s how to serve an Oregon eviction notice efficiently with Lumr:
Select one of Lumr’s Oregon eviction notice templates and match the notice to the reason and, for month-to-month tenants, how long they've lived there. Getting the wrong type can restart the whole process.
State the violation or amount owed clearly, and give the exact date the tenancy ends if nothing changes. A missing termination date can make the notice defective.
Sign it and mark the date you're sending it, since Oregon counts notice periods from delivery, not from when you wrote it.
Hand-delivering it starts the clock immediately. Mailing it adds three extra days to the notice period, under ORS 90.155.
Keep a copy of the signed notice along with proof of how and when you sent it. This becomes evidence if the case reaches an FED hearing.
Let the full period run, counting every calendar day since Oregon doesn't skip weekends or holidays for these notices. Filing early can get the case dismissed.
Once the deadline passes, the next step is filing a forcible entry and detainer action in circuit court. If the tenant doesn't respond, the case can end in a default judgment, and a sheriff carries out the final removal.
Get straightforward answers to the questions Oregon landlords ask most often.
It ranges from 24 hours to 90 days, depending entirely on the reason. Nonpayment falls in the middle at 10 to 13 days, and lease violations start at 30.
Only during the tenant's first year in a month-to-month unit. After that, Oregon law requires either a tenant-caused reason or one of the qualifying landlord reasons covered below.
Hand delivery works immediately, while mailing it adds three days to the notice period. Email only counts if the lease specifically allows it, and even then, a mailed copy still has to go out too.
Yes, Oregon counts every calendar day toward a notice period, including weekends and holidays. There's no extension for a deadline that lands on one, unlike some other states.
You, as the landlord, can file a forcible entry and detainer action in circuit court. If the court rules for the landlord and the tenant still won't leave, a sheriff enforces the final removal, not the landlord.
Only for qualifying-reason terminations after a tenant's first year. Landlords who own four or fewer rental units are exempt, but otherwise the payment equals one month's rent, due when the notice is delivered.
They're the four specific reasons that let a landlord end a tenancy after the first year without tenant cause. That includes demolishing or converting the unit, and major repairs that require it to sit empty. It also covers the landlord or immediate family moving in, or selling to a buyer who plans to live there.
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