Oregon lease nonrenewal: 30 days in the first year, then a qualifying reason and 90 days
Under ORS 90.427 an Oregon landlord can end a fixed-term lease without cause by giving 30 days' written notice only if the term ends within the tenant's first year of occupancy. After that, the lease becomes month-to-month at its end unless the landlord has a qualifying reason and gives the notice that goes with it.
What can a landlord do when a lease ends in the first year?
ORS 90.427(4)(b) says that if the specified ending date for the fixed term falls within the first year of occupancy, the landlord may end the tenancy without cause by giving written notice at least 30 days before the ending date, or 30 days before the termination date named in the notice, whichever is later. During the term itself the landlord may end the tenancy only for cause, using the notice rules the statute lists, such as ORS 90.392 or 90.394.
Example a made-up six month lease in Eugene starts March 1 and ends August 31, so the end date falls inside the first year. The owner's written notice has to be delivered by August 1 to give the 30 days.
What happens when the end date falls after the first year?
Subsection (4)(c) says the fixed term becomes a month-to-month tenancy when it expires unless one of three things happens: the landlord and tenant agree to a new fixed term, the tenant gives written notice at least 30 days before the ending date, or the landlord has a qualifying reason and gives the notice described in subsections (5) to (7). The default flips to the tenant staying.
For month-to-month tenancies after year one, subsection (3)(c) allows termination only for tenant cause or a qualifying landlord reason, so an owner cannot use month-to-month status to avoid the rule.
What are the qualifying landlord reasons, and what notice do they need?
Subsection (5)(a) allows a notice of at least 90 days when the landlord:
- intends to demolish the unit or convert it to a non-residential use within a reasonable time;
- intends to make repairs or renovations while the premises are unsafe or unfit, or will be during the work;
- intends for the landlord or an immediate family member to use the unit as a primary residence and owns no comparable available unit in the same building;
- has accepted an offer to buy from a person who intends to live in the unit as a primary residence, with written evidence of the offer.
If the sale offer is the reason, subsection (5)(b) allows 60 days' notice when the landlord also pays one month's periodic rent at the time of the notice. The notice must state the reason and supporting facts, and the landlord pays the tenant one month's rent when delivering it. Subsection (6)(b) removes that payment for a landlord with an ownership interest in four or fewer dwelling units subject to the chapter.
Example a made-up owner wants to move into a Portland unit when a lease ends June 30. Ninety days before June 30 is April 1. Rent is $1,800, so a landlord with more than four units delivers the notice by April 1 together with $1,800.
What about a tenant with repeated violations?
Under subsection (7) a fixed term does not roll to month-to-month when the landlord gives at least 90 days' written notice and the tenant has committed three or more violations of the rental agreement in the preceding 12 months, with a written warning at the time of each. Each warning must name the violation, say the landlord may end the tenancy at the end of the term if there are three violations within 12 months, and say that fixing the third violation is not a defense. The 90 day notice must state the reason and facts and be delivered with or after the third warning.
What does a mistake cost, and is there a small-landlord rule?
Subsection (9) makes a landlord who ends a tenancy in violation of subsections (5), (6) or (7) liable for three months' rent plus actual damages, and the tenant has a defense to the possession action. The tenant has one year from when they knew or should have known to bring the claim. Subsection (8) gives owners who live on the property, with no more than two dwelling units, a shorter route: for a fixed term after year one, written notice at least 30 days before the ending date without cause.
How DoorKeeping helps with an Oregon lease end
DoorKeeping flags whether a lease ends in year one or later, so you know whether a 30 day notice or a qualifying reason applies. Notices you approve are emailed to the tenant and saved with the lease, and rent and payments stay in your own bank accounts. This is general information, not legal advice. For anything involving a qualifying reason, speak with an Oregon attorney.
Sources
- ORS chapter 90, section 90.427, Termination of tenancy (Oregon Legislature), read Oct 30, 2026
Questions
- Can an Oregon landlord refuse to renew a lease without a reason?
- Yes, if the fixed term ends within the first year of occupancy and the landlord gives written notice at least 30 days before the ending date (ORS 90.427(4)(b)).
- What happens to an Oregon lease that ends after the first year?
- It becomes month-to-month unless the parties sign a new term, the tenant gives 30 days' notice, or the landlord has a qualifying reason and gives the required notice.
- What does an Oregon landlord owe for ending a tenancy wrongly?
- Three months' rent plus the tenant's actual damages, and the tenant has a defense to the possession case.