Notice to Terminate Tenancy Without Cause / Qualifying Landlord Reason (Oregon)

Oregon Landlord & Tenant Updated November 7, 2026 Free Word and PDF

NOTICE TO TERMINATE TENANCY — OREGON (No-Cause / Qualifying Landlord Reason)

TABLE OF CONTENTS

  1. Caption / Notice Heading
  2. Identification of Premises and Parties
  3. Length of Tenancy / Statutory Path
  4. No-Cause Weekly or First-Year Monthly/Fixed-Term Termination
  5. Qualifying Landlord Reason (After First 12 Months) — ORS § 90.427(5)
  6. Termination Date
  7. Relocation Assistance — State (ORS § 90.427(6))
  8. Portland Renter Relocation Assistance (PCC § 30.01.085) — If Applicable
  9. Tenant's Rights and Defenses
  10. Service Method (ORS § 90.155)
  11. Landlord Certification of Good Faith
  12. Certificate / Proof of Service
  13. Oregon Practice Notes
  14. Sources and References

1. CAPTION / NOTICE HEADING

STATE OF OREGON

NOTICE OF TERMINATION OF TENANCY

Pursuant to ORS § 90.427

Item Detail
Date of Notice [__/__/____]
Notice Reference No. [________________________________]
Type of Termination ☐ Week-to-week without cause (§ 90.427(2)) ☐ Monthly without cause in first year (§ 90.427(3)(b)) ☐ Qualifying Landlord Reason (§ 90.427(5)) ☐ End of fixed term in first year (§ 90.427(4)(b)) ☐ End of fixed term after first year — QLR required

2. IDENTIFICATION OF PREMISES AND PARTIES

TO: [TENANT'S FULL LEGAL NAME], and all other occupants in possession of the premises described below.

Party Information
Tenant(s) [TENANT NAME(S)]
Landlord / Owner [LANDLORD'S FULL LEGAL NAME]
Landlord's Agent (if any) [AGENT NAME, LICENSE NO.]
Premises Address [STREET, UNIT, CITY, COUNTY, OREGON, ZIP]
Date Tenancy Commenced [__/__/____]
Date First 12 Months Ended [__/__/____]
Total Number of Residential Dwelling Units Owned by Landlord (statewide) [____]

YOU ARE HEREBY NOTIFIED that the Landlord terminates your tenancy as set forth below.

3. LENGTH OF TENANCY / STATUTORY PATH

Per ORS § 90.427(1)(a), "first year of occupancy" includes all periods in which any tenant has resided in the dwelling unit for one year or less. Check each current tenant's occupancy period. A tenant who has lived in the unit for more than a year does not, by that fact alone, put the tenancy beyond the statutory first year if another current tenant has occupied it for one year or less. For a month-to-month tenancy after the first year, tenant cause or a Qualifying Landlord Reason ("QLR") is generally required. This form does not cover the separate owner-occupied small-property routes in § 90.427(8).

Question Yes / No / Date
Has any current tenant occupied this unit for one year or less? ☐ Yes ☐ No
For each current tenant, date occupancy began [TENANT AND DATE: ________________________________]
Statutory regime applicable ☐ § 90.427(2) (weekly — no cause) ☐ § 90.427(3)(b) (monthly, within first year — no cause) ☐ § 90.427(4)(b) (fixed term ending within first year) ☐ § 90.427(5) (QLR)

4. NO-CAUSE WEEKLY OR FIRST-YEAR MONTHLY/FIXED-TERM TERMINATION

(Use the weekly route at any occupancy length; use the monthly or fixed-term route only within the first year of occupancy.)

Item Detail
Tenancy Type ☐ Month-to-month ☐ Week-to-week ☐ Fixed-term ending within first 12 months
Notice Period Required ☐ 30 days (month-to-month, first year) ☐ 10 days (week-to-week) ☐ Per § 90.427(4) for fixed-term
Termination Date [__/__/____]

The Landlord terminates the tenancy without stated cause under the selected route: ☐ week-to-week under ORS § 90.427(2); ☐ month-to-month within the first year under § 90.427(3)(b); ☐ fixed term ending within the first year under § 90.427(4)(b). The weekly route is not limited to the first year. The selected route's notice period and other conditions still apply.

Confirm the occupancy period and any other statutory restriction before serving this notice. SB 611 (2023) did not create a separate ban on a second no-cause notice to the same tenant.

5. QUALIFYING LANDLORD REASON (AFTER FIRST 12 MONTHS) — ORS § 90.427(5)

(Complete only if tenancy exceeds 12 months)

The Landlord terminates the tenancy for the following Qualifying Landlord Reason (check ONE):

☐ (a) Demolition or Conversion — ORS § 90.427(5)(a)(A)

The Landlord intends within a reasonable time after the termination date to demolish the dwelling unit OR convert it to a use other than residential use.

Supporting Facts Detail
Description of project [________________________________]
Permits applied for / issued [PERMIT NO., AGENCY, DATE]
Anticipated demolition / conversion date [__/__/____]
Documentation attached ☐ Permit ☐ Architectural plans ☐ Zoning approval ☐ Contractor agreement

☐ (b) Repair or Renovation Making the Dwelling Unsafe or Unfit — ORS § 90.427(5)(a)(B)

The Landlord intends to undertake repairs or renovations such that the premises is currently unsafe or unfit for occupancy or will be unsafe or unfit during the work.

Supporting Facts Detail
Description of repair / renovation [________________________________]
Reason vacancy is required [________________________________]
Permits applied for / issued [PERMIT NO., AGENCY, DATE]
Anticipated start / completion dates [__/__/____] – [__/__/____]
Documentation attached ☐ Permits ☐ Contractor scope of work ☐ Inspector's report

☐ (c) Owner or Immediate-Family-Member Occupancy — ORS § 90.427(5)(a)(C)

The Landlord OR a member of the Landlord's immediate family intends to occupy the dwelling unit as a primary residence, AND the Landlord does not own a comparable unit in the same building available when the tenant receives this Notice.

Supporting Facts Detail
Name of intended occupant [________________________________]
Relationship to Landlord ☐ Self ☐ Spouse / domestic partner ☐ Parent ☐ Child ☐ Sibling ☐ Grandparent / grandchild
Date of intended move-in [__/__/____]
Confirmation no comparable unit in same building available when tenant receives Notice [________________________________]

☐ (d) Sale to Owner-Occupant Buyer — ORS § 90.427(5)(a)(D)

The Landlord has accepted an offer to purchase the dwelling unit from a buyer who intends in good faith to occupy the unit as a primary residence. Written evidence of the accepted offer is attached to this Notice. Select the ordinary 90-day route or the 60-day sale route with the additional payment stated below.

Supporting Facts Detail
Buyer's name [________________________________]
Date offer accepted [__/__/____]
Closing date (anticipated) [__/__/____]
Sale price $[________]
Written evidence of accepted purchase offer, attached with this Notice (§ 90.427(5)(a)(D)) [IDENTIFY ATTACHED DOCUMENT]
Sale notice route ☐ 90 days under § 90.427(5)(a)(D) ☐ 60 days under § 90.427(5)(b), with an additional month of periodic rent paid at notice
Additional payment for 60-day route, if selected $[AMOUNT / NOT APPLICABLE], paid [DATE / NOT APPLICABLE]

6. TERMINATION DATE

Item Date
Date of Notice Delivery [__/__/____]
Notice Period Required ☐ 10 days (week-to-week) ☐ 30 days (first-year, month-to-month) ☐ 30 days before fixed-term end, or later designated termination date (§ 90.427(4)(b)) ☐ 90 days (QLR under § 90.427(5)(a)) ☐ 60 days (accepted owner-occupant purchase offer under § 90.427(5)(b), with an additional month of rent paid at notice)
Termination Date (no earlier than the required notice period) [__/__/____]

If service was by first-class mail under ORS § 90.155, three (3) days are added to the notice period. For the 60-day sale route, attach written evidence of the accepted offer and pay the additional one month of periodic rent when giving this Notice, along with any state relocation assistance due under § 90.427(6).

7. RELOCATION ASSISTANCE — STATE (ORS § 90.427(6))

(For QLR terminations only)

The Landlord [☐ IS / ☐ IS NOT] required to pay state relocation assistance.

Question Answer
Number of residential dwelling units subject to ORS chapter 90 in which Landlord has an ownership interest [____]
Required to pay state relocation assistance? ☐ Yes (5+ units) ☐ No (4 or fewer units — § 90.427(6)(b) exemption)
If required: Relocation assistance amount = ONE (1) month's periodic rent $[________]
Date of payment / delivery of relocation assistance with this Notice [__/__/____]
Method of delivery ☐ Check delivered with this Notice ☐ Direct deposit

If the Landlord is exempt (four or fewer units), the Landlord MUST disclose the exemption in this Notice. The exemption applies only to STATE relocation assistance; Portland and other municipalities may impose additional requirements (Section 8 below).

8. PORTLAND RENTER RELOCATION ASSISTANCE (PCC § 30.01.085) — IF APPLICABLE

(Complete only if premises are within Portland city limits)

Portland City Code § 30.01.085 imposes mandatory relocation assistance for:

  • No-cause terminations (any duration of tenancy);
  • Qualifying-Landlord-Reason terminations;
  • Rent increases of 10% or more within any rolling 12-month period (treated as a constructive no-cause); and
  • Lease changes that constitute a constructive eviction.
Unit Size Portland Relocation Amount (verify current figure with Portland Housing Bureau)
Studio / SRO $[2,900]
1 bedroom $[3,300]
2 bedroom $[4,200]
3+ bedroom $[4,500]

Portland exemptions are narrower than state exemptions — the most common exemption is the "single-unit landlord" who owns and personally rents one (1) total dwelling unit (not four). Other exemptions: owner-occupied duplex, fixed-term temporary rentals to an out-of-area employee, etc.

Item Detail
Premises within Portland city limits? ☐ Yes ☐ No
Applicable exemption (if any) [________________________________]
Portland relocation amount paid $[________]
Date paid / method [__/__/____] / [____]

Notice to Portland Housing Bureau: Report a relocation-assistance payment to PHB within 30 days after payment. See https://www.portland.gov/phb/rental-services/relocation-assistance.

Portland tenant rights notice: Attach a description of the tenant's rights and obligations and the eligible relocation amount under PCC § 30.01.085 to this Notice. For a covered termination, pay by at least 45 days before the termination date and report the payment to PHB within 30 days.

9. TENANT'S RIGHTS AND DEFENSES

You have the right to:

  1. Challenge the QLR as pretextual. ORS § 90.427(9) provides three (3) months' rent plus actual damages if the landlord's stated reason is not actually pursued in good faith (e.g., landlord re-rents to a third party within a reasonable time after a "family occupancy" or "sale" QLR).
  2. Review written evidence of the accepted purchase offer attached to this Notice for a sale-based QLR (§ 90.427(5)(a)(D) or (5)(b)).
  3. Raise a retaliation defense under ORS § 90.385 when the protected conduct and retaliatory action support it. The statute's six-month lookback applies specifically to a tenant's successful defense of an earlier possession action, subject to its exceptions; it creates no general presumption.
  4. Raise discrimination defense under Oregon Fair Housing (ORS § 659A.421), including source-of-income protection, and federal Fair Housing Act.
  5. Domestic violence protection under ORS § 90.453.
  6. Receive Portland relocation assistance, if applicable, at least 45 days before the termination date under Portland City Code § 30.01.085. The landlord must describe the tenant's rights and eligible amount with this Notice.
  7. Preserve a habitability counterclaim (ORS § 90.320) — habitability claims survive termination notice.
  8. Refuse to vacate without an FED judgment — self-help eviction is barred by ORS § 90.375.

Resources:

  • Oregon Law Center: (503) 295-2760
  • Community Alliance of Tenants (CAT): (503) 288-0130
  • Portland Housing Bureau Renter Services: https://www.portland.gov/phb/rental-services
  • 211info: dial 2-1-1
  • Oregon State Bar Lawyer Referral: (503) 684-3763

10. SERVICE METHOD (ORS § 90.155)

This Notice was served by:

☐ Personal delivery to Tenant on [__/__/____]

☐ First-class mail with attachment to main entrance on [__/__/____] — only if the written rental agreement permits this method in both directions; no three-day extension

☐ First-class mail only on [__/__/____] — three (3) days added

☐ Email plus first-class mail pursuant to signed written agreement on [__/__/____]

Veterans assistance: If you are a veteran of the armed forces, assistance may be available from a county veterans' service officer or a community action agency. Contact information for a local officer and agency may be obtained by calling a 2-1-1 information service.

11. LANDLORD CERTIFICATION OF GOOD FAITH

I, the undersigned Landlord (or duly authorized agent), certify under penalty of perjury under the laws of the State of Oregon that:

  1. The Qualifying Landlord Reason stated above is given in good faith and is the actual reason for terminating this tenancy;
  2. I (or the buyer, where applicable) intend to pursue the stated QLR within a reasonable time after the termination date;
  3. This Notice is not given for a retaliatory purpose prohibited by ORS § 90.385 or for any unlawful discriminatory purpose prohibited by ORS § 659A.421 or 42 U.S.C. § 3604;
  4. I understand that an unlawful termination under § 90.427(5), (6), or (7) exposes me to liability under ORS § 90.427(9) for three months' rent plus actual damages;
  5. The relocation-assistance amount required by ORS § 90.427(6) has been delivered concurrently with this Notice, and any Portland assistance will be delivered no later than 45 days before the termination date; AND
  6. Written evidence of an accepted purchase offer is attached if this Notice relies on a sale-based qualifying reason.

Dated this [____] day of [__________], 20[__], at [CITY], Oregon.
Signature: [________________________________]
Printed name: [________________________________]
Title: ☐ Landlord ☐ Property manager / agent ☐ Attorney for Landlord
Address: [________________________________]
Telephone: [________________________________]
Email: [________________________________]

12. CERTIFICATE / PROOF OF SERVICE

I declare under penalty of perjury under the laws of the State of Oregon that on [__/__/____] I served the foregoing Notice of Termination, together with all attached supporting documentation and the relocation-assistance payment (where required), upon the Tenant(s) by the method indicated in Section 10.
Signature: [________________________________]
Printed name: [________________________________]
Date: [__/__/____]

13. OREGON PRACTICE NOTES

A. Statutory Quick Reference

Tenancy Period Permitted Termination Notice Relocation Assistance
First 12 months — month-to-month No-cause OK 30 days None
Week-to-week, any occupancy length No-cause OK 10 days None
First 12 months — fixed-term ending No-cause OK at end of term Per § 90.427(4) None
After first year — monthly or fixed-term QLR route 90-day qualifying reason or 60-day accepted owner-occupant sale with extra month of rent 90 days or 60 days for the sale route 1 month rent at notice (if 5+ units); extra month for the 60-day sale route; Portland assistance if applicable

B. SB 608 (2019) — Historic Statewide Rent Control + No-Cause Restriction

Oregon was the first state in the United States to enact statewide rent control. SB 608 simultaneously:

  • Capped annual rent increases at 7% + CPI on units 15+ years old (ORS § 90.323);
  • Eliminated true "no-cause" termination after the first 12 months;
  • Required QLR + 90-day notice + 1 month relocation assistance for 5+ unit landlords.

C. SB 611 (2023) — Rent-Increase Amendments

SB 611 changed the general maximum annual rent increase to the lesser of 10% or 7% plus CPI. Oregon Laws 2025, chapter 387 later set a 6% maximum for covered month-to-month manufactured dwelling or floating home facility tenancies in facilities with more than 30 spaces; the general formula continues for covered facilities with 30 or fewer spaces. Check the current ORS 90.324 rate for the applicable tenancy and year. Apply the current text of ORS 90.427, including its 2025 amendment, to each stated termination reason.

D. Unlawful Termination Remedy (ORS § 90.427(9))

If a landlord terminates in violation of § 90.427(5), (6), or (7), the landlord is liable for three months' rent plus actual damages. The tenant also has a defense to possession under § 90.427(9).

E. Portland Relocation Assistance — Wider Than State

Portland Code § 30.01.085 covers all Portland landlords (very narrow exemptions) and applies to no-cause AND rent-increase-induced moves. Rent increase of 10%+ in 12 months triggers PCC obligations even if technically below the state ORS § 90.323 cap.

F. 2025 / 2026 Rent Cap

Oregon's Department of Administrative Services publishes the maximum allowable rent increase each September. 2025: 10.0%. 2026: 9.5%. Under ORS 90.323(6), a landlord that increases rent in violation of the statutory cap is liable for three months' rent plus the tenant's actual damages. That subsection does not make the increase automatically void or establish an automatic defense to an eviction action.

G. Manufactured Dwelling / Floating Home Park Spaces

ORS § 90.630 governs termination of manufactured dwelling and floating home space tenancies. Section 90.675 addresses disposition of a dwelling or home left in a facility. Do NOT use this template for park spaces.

H. Subsidized Housing

Section 8 (HCV) tenants, RAD tenants, LIHTC tenants, and public-housing residents are subject to additional federal good-cause requirements — § 90.427 layered on top is more restrictive.

14. SOURCES AND REFERENCES

  • ORS § 90.427 (no-cause termination / QLR): https://oregon.public.law/statutes/ors_90.427
  • ORS § 90.323 (rent cap): https://oregon.public.law/statutes/ors_90.323
  • ORS § 90.155 (service): https://oregon.public.law/statutes/ors_90.155
  • ORS § 90.385 (retaliation): https://oregon.public.law/statutes/ors_90.385
  • ORS § 90.453 (domestic violence): https://oregon.public.law/statutes/ors_90.453
  • ORS § 659A.421 (Oregon Fair Housing): https://oregon.public.law/statutes/ors_659a.421
  • ORS Chapter 90: https://www.oregonlegislature.gov/bills_laws/ors/ors090.html
  • ORS 408.515: https://www.oregonlegislature.gov/bills_laws/ors/ors408.html
  • SB 608 (2019): https://olis.oregonlegislature.gov/liz/2019R1/Measures/Overview/SB608
  • SB 611 (2023): https://olis.oregonlegislature.gov/liz/2023R1/Measures/Overview/SB611
  • HB 2001 (2023): https://olis.oregonlegislature.gov/liz/2023R1/Measures/Overview/HB2001
  • Oregon Real Estate Agency — 2025 Rent Cap (10%): https://www.oregon.gov/rea/newsroom/pages/2024-oren-j/annual-maximum-rent-increase-10-percent-2025.aspx
  • Oregon DAS Office of Economic Analysis — Rent Stabilization: https://www.oregon.gov/das/oea/pages/rent-stabilization.aspx
  • Portland Housing Bureau — Relocation Assistance: https://www.portland.gov/phb/rental-services/relocation-assistance
  • Portland City Code § 30.01.085: https://www.portland.gov/code/30/01/085
  • Eugene Renter Protections: https://www.eugene-or.gov/4885/Renter-Protections-Process
  • Oregon Lawyer Online — QLR Guide: https://www.oregonlawyeronline.com/uncategorized/qualifying-landlord-reason-qlr-for-termination/
  • Don't Evict PDX — Notice Reading Guide: https://www.dontevictpdx.org/readnotice
  • Community Alliance of Tenants: https://oregoncat.org

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About this template

Last updated
November 7, 2026
Jurisdiction
Oregon
Category
Landlord & Tenant

Legal authority

  • ORS § 90.427 (Termination of tenancy without tenant cause; effect of termination notice)
  • ORS § 90.323 (Maximum rent increase — lesser of 10% or 7% plus CPI)
  • ORS § 90.155 (Service of written notice)
  • ORS § 90.220 (Rental agreements; lease forms)
  • ORS § 90.385 (Retaliation prohibited)
  • ORS § 90.453 (Domestic violence)
  • ORS § 659A.421 (Fair Housing — Oregon)
  • SB 608 (2019 Or. Laws ch. 1) — eliminated no-cause termination after first 12 months; created relocation-assistance regime; statewide rent cap
  • SB 611 (2023 Or. Laws ch. 270) — amended rent-increase provisions, including ORS 90.323 and 90.324
  • HB 2001 (2023 Or. Laws ch. 13)
  • Portland City Code § 30.01.085 (Mandatory Renter Relocation Assistance)
  • ORS 408.515(1)-(2) (veterans-assistance information with termination notice)

Landlord-tenant paperwork governs who can stay in a property, on what terms, and what happens when something goes wrong. Leases, notices to quit, security deposit demands, and habitability complaints all have state and often city-specific requirements for timing, content, and service. Getting the paperwork right is what makes an eviction actually succeed or a security deposit actually come back, because judges regularly dismiss cases over small procedural mistakes.

Not legal advice

This template is provided for informational purposes. We recommend having an attorney review any legal document before signing, especially for high-value or complex matters.

Checked against the law it cites

The statutes this template relies on are listed under Legal authority.

ORS 90.427(5)(a) (checked October 22, 2026): "Not less than 90 days prior to the date designated as the termination date in the notice if:"

ORS 90.427(5)(a)(C) (checked October 25, 2026): "the landlord does not own a comparable unit in the same building that is available for occupancy at the same time that the tenant receives notice to terminate the tenancy"

ORS 90.323(6) (checked October 25, 2026): "A landlord that increases rent in violation of subsection (2)(d) or (4) of this section is liable to the tenant in an amount equal to three months' rent plus actual damages suffered by the tenant."

ORS 90.427(5)(b) (checked October 22, 2026): "Not less than 60 days prior to the date designated as the termination date in the notice if:"

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