Notify tenant of intent to evict in Oregon: Oregon Eviction Notice
What we’ll cover
What is an Oregon Eviction Notice or Notice to Quit?
If you own or manage residential property in Oregon, you can create an Oregon Eviction Notice to notify renters of impending legal action if they do not comply with the terms of the lease agreement or leave the property when lawfully asked to do so.
With Oregon Eviction Notices, you can enforce your terms, while still giving your tenant(s) time to address the issue before a specific deadline. That said, in some instances, there won't be any resolution, and going to court is inevitable.
Our Eviction Notice for Oregon can be used for residential property within the Sooner State. If rent control or local laws complicate your tenant eviction, you may want to consult a Rocket Legal Pro™.
When to use an Oregon Eviction Notice:
- Your tenant has failed to pay the rent.
- Your tenant has violated a provision of the lease or rental agreement.
- Your tenant materially damaged the property.
- Your tenant is a nuisance or has caused trouble among other tenants.
- Your tenant has used the property for illegal activity.
- You wish to end a periodic tenancy (such as month-to-month).
- The lease has expired and the tenant has remained on the property.
Please note: you may never forcibly evict a tenant without going through the formal tenant eviction process.
Sample Oregon Eviction Notice
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Complies with relevant laws
NOTICE TO PAY RENT OR QUIT
DATE OF NOTICE:
, Oregon
TO TENANT(S) AND ALL OTHERS IN POSSESSION OF THE PREMISES LISTED ABOVE:
PLEASE TAKE NOTICE that your rental payment for the premises described herein for which you hold possession is now at least seven (7)
PLEASE TAKE NOTICE that you are in violation of your lease or rental agreement by keeping a pet on the premises.
, your lease will be terminated automatically on . DAY NOTICE TO CURE OR QUIT IN ACCORDANCE WITH OREGON REVISED STATUTES § . 4 AND ALL OTHERS 10
| By: | ______________________________ |
| , , |
About Eviction Notices in Oregon
Learn about how to notify tenant of intent to evict in Oregon
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Different types and reasons for evictions in Oregon
REASON FOR EVICTION
TYPE OF NOTICE
NUMBER OF DAYS FOR NOTICE
LAWS
Nonpayment of rent (fixed term)
“Oregon Notice to Pay Rent or Vacate”
10 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Nonpayment of rent (month-to-month)
“Oregon Notice to Pay Rent or Vacate”
10 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Nonpayment of rent (week-to-week)
“Oregon Notice to Pay Rent or Vacate”
72 hours’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Violation of lease or rental agreement (first violation, fixed term)
“Oregon Notice to Cure or Vacate”
30 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Violation of lease or rental agreement (first violation, week-to-week)
“Oregon Notice to Cure or Vacate”
7 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Violation of lease or rental agreement (repeat violation, fixed term)
“Oregon Notice to Vacate - Repeat Violation”
10 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Violation of lease or rental agreement (repeat violation)
“Oregon Notice to Vacate - Repeat Violation”
4 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Termination of weekly periodic tenancy
“Oregon Notice of Termination of Tenancy”
10 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Termination of monthly periodic tenancy less than one year
“Oregon Notice of Termination of Tenancy”
30 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Termination of monthly periodic tenancy over one year
“Oregon Notice of Termination of Tenancy”
60 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Termination of yearly periodic tenancy
“Oregon Notice of Termination of Tenancy”
60 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Termination of monthly periodic tenancy (Portland specific)
“Oregon Notice of Termination of Tenancy”
90 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Termination of yearly periodic tenancy (Portland specific)
“Oregon Notice of Termination of Tenancy”
90 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Pet on premises without permission
“Oregon Notice to Cure or Vacate”
10 days’ notice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Threat of harm or illegal activity
“Oregon Notice to Vacate”
Landlord’s choice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Sublet without permission
“Oregon Notice to Vacate”
Landlord’s choice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Domestic violence, sexual assault, or stalking against another tenant
“Oregon Notice to Vacate”
Landlord’s choice
Portland City Code Title 30.01.085, Oregon Revised Statutes §§ 90.392, 90.396, 90.403, and 90.445
Regardless of the type of notice you need, we can help you build it. Get started now!
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Requirements, liabilities, and tenant protection for evictions in Oregon
EVICTION NOTICE REQUIREMENTS IN THE CASE OF: NONPAYMENT OF RENT
The landlord can end the rental agreement for not paying rent and take back the property as follows: 1) for week-to-week rentals, the landlord must give the tenant at least 72 hours' notice of nonpayment and intent to terminate the lease if the rent is not paid. This notice can be given starting from the fifth day of the rental period. And 2) for all other rentals, the landlord must give the tenant at least 10 days' notice starting from the eighth day of the rental period, or at least 13 days' notice starting from the fifth day of the rental period.
(ORS § 90.394)
EVICTION NOTICE REQUIREMENTS IN THE CASE OF: NONCOMPLIANCE
The landlord can end the lease and take back the property after giving at least 24 hours' notice if the tenant seriously threatens or inflicts substantial personal injury, recklessly endangers another person by creating a serious risk of injury, intentionally causes substantial damage to the property, provides false information on the rental application, or commits any extremely outrageous act. (ORS § 90.396)
For drug or alcohol violations, the landlord must give 24-48 hours' notice. (ORS § 90.398)
If the tenant keeps a pet capable of causing damage, the landlord can give a notice specifying the violation and stating the lease will end in no less than 10 days unless the tenant removes the pet. (ORS § 90.405)
For other violations, a landlord may terminate the rental agreement with at least 30 days' notice for a significant breach of the agreement or tenant duties (ORS § 90.325). If the tenant fixes the issue, the agreement won't terminate.
If the violation can be fixed by changing behavior, making repairs, or paying money, the tenant has at least 14 days to do so after getting the notice, or 10 days for repeat violations within six months. Different rules apply for week-to-week rentals. (ORS § 90.392)
NOTICE REQUIREMENTS AND LANDLORD LIABILITY REGARDING PERSONAL PROPERTY
Before selling or disposing of a tenant's personal property, the landlord must give written notice to the tenant. If the tenant, lienholder, or owner does not contact the landlord by the specified date (between five to eight days) or, after making contact, does not remove the property within 15 days, the landlord may sell or dispose of it.
The landlord is not liable for any loss to the tenant, lienholder, or owner from storing the property according to the law unless the loss is due to the landlord's intentional or negligent actions. (ORS § 90.425)
TENANT PROTECTION REGARDING FORECLOSURES
A tenant must be notified of a foreclosure sale and informed that they have the right to continue living in the property. If they have a fixed-term lease, they can stay for the rest of the lease or at least 60 days after receiving a written termination notice. For month-to-month or week-to-week rentals, they have at least 30 days. (ORS § 86.771)
When signing a rental agreement for a property with up to four units, the landlord must disclose any outstanding notice of default on a mortgage or trust deed, any notice of a trustee's sale, or any pending foreclosure suit. (ORS § 90.310)
MORE RELEVANT LAWS
ORS § 86.771; ORS § 90.310; ORS §§ 90.392 through 90.440; ORS §§ 105.005 through 105.168.
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How to write an Oregon Eviction Notice
Below is a list of details you may need when preparing an Oregon Eviction Notice. Not all items will apply to every situation. Any documents related to the rental agreement, lease violation, including any late rent notices or proof of lease violation, will also be helpful.
1. Start with the rental addresses
Addresses of the rental property and landlord or property management company.
2. List all tenant names
Every tenant listed on the Lease Agreement, pays rent, or lives there must be included in the notice.
3. Include the status and date of the Lease Agreement
Whether the lease is still active or not, or if there is a lease at all.
4. Detail the reason that the notice is being served
Landlords should always refer to state laws regarding evictions to make sure they have a legally valid reason to evict a tenant. The reason for the eviction will determine the type of notice being delivered.
Review each provision in the lease or rental agreement. If you are evicting tenants for unpaid rent, determine the amount of unpaid rent, if any. If you are evicting tenants for lease violations, determine violations of the lease or rental agreement, if any. Including documentation and the original lease agreement is also a good idea.
Remember, you will need to confirm that any policies and terms referred to in the Eviction Notice are actually present in the fully executed rental contract or lease agreement.
5. Provide the number of days for the notice period
The Eviction Notice should clearly spell out how much time the tenant has to resolve the situation before further legal action is taken. Rocket Lawyer can help you determine how much notice is required for your state and situation and build the right type of Eviction Notice.
6. Attach the proof of service
When using a proof of service to document the delivery of an Eviction Notice, the serving party should sign the document at the time of delivery. In Oregon, this is often called an Affidavit of Service.
Luckily, you don't need to start from scratch when making an Oregon Eviction Notice with Rocket Lawyer. Just answer a few simple questions and we’ll build the right eviction notice for the situation, as well as help with next steps on how to serve your Eviction Notice.
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The eviction process in Oregon: what happens after making an Eviction Notice?
Now that you have made your Oregon Eviction Notice with Rocket Lawyer, you might be wondering: what now?
The next step is to serve it. You must sign the notice before serving it on the tenant(s) – and there are a few methods for serving the notice:
- Deliver the notice by hand.
- Work with a third-party process server.
- Send the notice through certified mail.
Please remember that "self-help" or "DIY" evictions are illegal in Oregon. Landlords shouldn't throw out belongings, shut off utilities, change the locks, or in any way attempt to intimidate tenants in an effort to force them to move. Taking the appropriate lawful actions before and throughout the eviction process is critical to removing tenants successfully under a court order.
What happens after the notice period?
If a tenant does not pay rent or move out after the notice period, the landlord can choose to file an eviction lawsuit, also known as a Forcible Entry and Detainer lawsuit.
What are some essentials throughout the eviction process?
As you prepare to file for an eviction, it is always a good idea to work with a lawyer. An attorney with experience in evictions can answer your questions and help make sure you follow local laws and processes. Also, outside of reviewing your Eviction Notice document, your lawyer can help you prepare and argue your case once it goes in front of a judge.
In order to assemble all of your records for your lawyer, you may want to fill out an Eviction Process Worksheet. This document provides basic information about your tenant and their violation(s) of your rental agreement. You can also attach documentation, including a copy of the lease, photographs of the damage, repair estimates, written statements of witnesses, police reports, and other records to support your case.
If you need to move forward with legal action after delivering the Eviction Notice, you will need to file your lawsuit properly with the local courts. The Oregon website can tell you which documents you will need to file and what the fees might be – or you can ask a lawyer to get started and find an attorney in your state. A local lawyer with experience in evictions can help you navigate the process efficiently.
Oregon Eviction Notice FAQs
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Do I need an Eviction Notice in Oregon?
Generally speaking, yes, if you wish to remove a tenant from your Oregon rental property, you must always provide them with a Notice of Eviction first to start the process.
Some of the most common situations in which you might need one include:
- The tenant is habitually late to pay their rent or they are behind on payments.
- The tenant has caused substantial damage.
- The tenant harasses or disturbs the quiet enjoyment of their neighbors.
- The tenant is using your property for an illegal business.
- The tenant gets a dog or cat and the rental contract forbids pets.
- The tenant sublets their unit in breach of the agreement.
Outside of these violations, a renter may also be evicted for reasons unrelated to anything they’ve done wrong – like when the property owner needs to move back in.
Please note that the list above isn't exhaustive and that the acceptable reasons for evicting a tenant may be a little different from place to place. If you've got any concerns about Oregon eviction laws, reach out to a Rocket Legal Pro™.
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Do I need a lawyer if I am evicting someone in Oregon?
While you can choose to make an Oregon Eviction Notice without support from a lawyer, many landlords find having a lawyer available for questions and consultations extremely helpful.
A Rocket Legal Pro™ with experience in landlord-tenant matters can help you with evictions, or any other issues that may arise. A Rocket Legal+ membership provides significant discounts on Pro Services, including attorney consultations, and unlimited customizable and e-signable rental documents, at an incredibly low price.
As a property owner or manager, you can be confident that Rocket Lawyer is by your side.
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How do Oregon eviction laws affect me as a rental property owner?
Laws change depending on where you (and your property) are. The notice periods in Oregon, for example, might be different from the ones in other states – in fact, there might even be differences between counties and cities. All the ways the document may be served to the tenant also vary.
This is all to say that the eviction process and restrictions can be complicated to navigate, particularly when keeping in mind state-specific requirements. As a result, it is strongly recommended that every property owner connect with a lawyer when making a Notice of Eviction in Oregon - or anywhere else - to any tenant.
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How do I create an Oregon Eviction Notice template for free?
Don’t worry – you don’t have to make it all on your own: you can use the document tools on Rocket Lawyer to make an Oregon Eviction Notice for free. All you have to do is answer a few simple questions and we will put together a customized notice for you, piece by piece, and with all the details customized to your situation. This is often much less time-consuming than other solutions.
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How is an Oregon Notice to Vacate structured?
That might change a little depending on the type of Eviction Notice you may need. However, some information must always be provided. Before getting started, you might want to gather the following critical details:
- The address and description of the property.
- The renter's contact information.
- How many past due rent payments should be made (if any) to bring the tenant into compliance with the lease or rental agreement.
- Which of the lease clauses have been violated (and a copy of the Lease Agreement, in this case).
- How much time the tenant has to resolve the situation.
In the event that the tenant isn't at fault, you may want to provide more context. Further customization is permitted as well. You'll need to confirm that all of the policies and terms mentioned in the Oregon Eviction Notice are present in the fully executed rental contract.
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How much might it normally cost to evict a tenant in Oregon?
The cost of an eviction varies widely depending on your location and the specifics of the situation. Some things to consider are the cost of filing court documents, legal fees, the value of unrecovered payments, storage or cleaning fees, as well as the money and time spent finding a replacement tenant.
A Rocket Legal+ membership provides savings for some of these expenses, including unlimited customizable and e-signable rental documents, significant discounts on Pro Services, and ongoing support for your rental property business.
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How long does it take to complete the Oregon eviction process from beginning to end?
The duration of the eviction process for Oregon tenants will usually depend on the notice period required, as well as the lawsuit period if you proceed with one.
Below, you'll find a basic explanation of Oregon notice periods to get you started:
- Rent-related: 6-day notice is required if notice is given on the 5th day of the rental period; 3-day notice is required if notice is given on the 8th day of the rental period.
- Non-compliance with rental agreement: 30-day notice.
- No fault of tenant: 30-day notice (month-to-month lease, within the first year).
If the tenant decides to leave before the notice period ends - which is common - the process actually becomes a lot shorter.
If that doesn’t happen, when your notice period is over, the actual eviction may take anywhere from 2 to 8 weeks. Please note that with certain kinds of housing, for instance where rent is subsidized, the mandated notice period is often even longer.
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What are my next steps after I have made an Eviction Notice/Notice to Quit in Oregon?
After making an Oregon Eviction Notice, the next step is to serve it. You may read more about the eviction process in Oregon and everything that follows here.
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What happens after the given notice period is over in Oregon?
If a tenant does not pay rent after being given a notice, the landlord can choose to file an eviction lawsuit, also known as a Forcible Entry and Detainer lawsuit.
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