Oregon Lease Termination

Which notice do I need?

Use the right notice to avoid delays and restarts.

• No-Cause Termination Notice (30 days): When the tenancy is month-to-month or a tenancy at will, the landlord or tenant may terminate by giving written notice at least 30 days before the effective termination date (41 O.S. § 111(A)).
• No-Cause Termination Notice (60 days): Ending a month-to-month tenancy after the first year of occupancy in most Oregon jurisdictions, without a qualifying landlord reason (ORS 90.427). Landlords with 5 or more residential units must also pay one month's rent in relocation assistance.
• Qualifying-Reason (No-Fault) Termination Notice (90 days): Required after the first year of occupancy under SB 608 (ORS 90.427) when ending a tenancy for a permitted no-fault landlord reason — such as a sale to an owner-occupant, demolition, substantial repairs, or landlord/family member move-in. Must include the qualifying reason, supporting facts, and relocation assistance (one month's rent) if the landlord owns five or more units.
• 10-Day or 13-Day Notice for Nonpayment of Rent (ORS 90.394): Used when a tenant has failed to pay rent. The tenant has 10 days (or 13 days if served by mail) to pay or vacate. This is a precursor to the Forcible Entry and Detainer process if the tenant does not comply.
• 30-Day For-Cause Notice with Right to Cure (ORS 90.392): Used for a curable lease violation (e.g., unauthorized pets, property damage). The tenant typically has 14 days to remedy the violation before the termination takes effect.
• 24-Hour/48-Hour Unconditional Notice (ORS 90.396 / ORS 90.398): Used for outrageous conduct, substantial damage, or drug and alcohol violations. No opportunity to cure is provided. This notice initiates the eviction process immediately upon expiration.
• Week-to-Week Notice (10 days): For week-to-week tenancies, either party may terminate by giving at least 10 days' written notice before the specified termination date (ORS 90.427).

Why use an Oregon Lease Termination?

A properly executed Oregon Lease Termination Form protects property managers, landlords, and tenants by creating a clear, documented record of when and how a tenancy ends — reducing the risk of disputes over move-out dates, deposits, or unpaid rent.

Key benefits:

• Ensures compliance with Oregon's notice requirements under the Oregon Residential Landlord and Tenant Act (ORS Chapter 90) and SB 608's just-cause eviction rules (ORS 90.427)
• Documents the reason for termination, protecting landlords against wrongful eviction claims and ensuring compliance with just-cause requirements after the first year of tenancy
• Provides a written record of the move-out date for security deposit timelines (Oregon requires return within 31 days after the tenancy ends and the tenant delivers possession, per ORS 90.300)
• Creates a paper trail that holds up in court if a dispute arises before the Circuit Court in a Forcible Entry and Detainer (FED) proceeding
• Ensures tenants receive proper advance notice, protecting their rights under state law and any applicable local ordinances (such as Portland's additional relocation assistance requirements)

Want a faster workflow? Use SimplifyEm Property Management Software to track lease end dates, send notices, and manage move-out documentation - all in one place.

What should be included in an Oregon Lease Termination?

A complete Oregon Lease Termination notice should capture all information required to be legally valid and enforceable:

• Property address (full address of the rental unit)
• Property Manager/landlord name and contact information
• Tenant name(s) — all tenants on the lease
• Type of notice (30-day, 60-day, 90-day qualifying reason, 10/13-day nonpayment, 30-day for-cause, or 24/48-hour unconditional)
• Reason for termination (required after the first year of tenancy; for qualifying landlord reasons, supporting facts must be stated in the notice)
• Effective move-out/termination date
• Instructions for key return and property condition
• Security deposit reminder (31-day return timeline and permissible deduction rights under ORS 90.300)
• Forwarding address request (for deposit return and future correspondence)
• Signature and date of the party issuing the notice
• Proof of delivery method (personal service, substituted service, first-class mail, or posting plus mailing required for legal validity under ORS 90.155)

Related form (authorization): Oregon Notice to Quit,  Oregon Rental Credit Check

How should a lease termination notice be delivered in Oregon?

Termination notices must be delivered using an accepted method under ORS 90.155, and documenting delivery is essential. Common methods include:

• Personal service: Hand the notice directly to the tenant
• Substituted service: Leave with a person of suitable age residing at or in charge of the premises, and mail a copy via first-class mail
• First-class mail and electronic mail: As specifically permitted by ORS 90.155(5) when the rental agreement authorizes this method
• Posting and mailing: Affix the notice in a conspicuous place on the premises and mail a copy by first-class mail used when the tenant cannot be located after reasonable attempts

Improper delivery can invalidate the notice and force the process to restart, so always document your delivery method, date, and recipient.

What to Do after the Termination Notice is Served?

Once the notice has been served:

1. Document the delivery — note the date, method (in-person, mail, posting + mail), and who received it
2. Confirm the move-out date in writing with the tenant
3. Schedule a move-out walkthrough — Oregon law does not mandate a formal pre-move-out inspection, but documenting the unit's condition helps prevent security deposit disputes
4. Complete a Move-In / Move-Out Inspection Form to document  property condition before and after tenancy
5. Process the security deposit within 31 days of the tenancy terminating and the tenant delivering possession, per ORS 90.300
6. Provide a written, itemized accounting of any deductions with receipts or supporting documentation
7. Archive the notice and all related documentation for your records retain in case of a Forcible Entry and Detainer (FED) proceeding

If you manage multiple properties, SimplifyEm helps you track lease end dates, send notices, log inspection results, and manage deposit returns  all within a single property management software workflow.

Why Oregon Landlords & Property Managers Choose SimplifyEm Lease Termination Template?

✅ Legally Compliant – Designed to align with Oregon's Residential Landlord and Tenant Act (ORS Chapter 90) and SB 608's just-cause eviction requirements (ORS 90.427), helping reduce legal risk.

✅ Easy to Use – Quickly fill in tenant details, termination reason, notice period, and move-out date without complexity.

✅ Covers All Notice Types – Includes guidance for 30-day, 60-day, and 90-day no-cause/qualifying-reason notices, 10/13-day nonpayment notices, for-cause notices, and mutual termination agreements.

✅ Helps Prevent Disputes – Clear, structured documentation minimizes misunderstandings and protects both landlords and tenants.

✅ Built for Property Managers – Ideal for managing multiple properties with consistent, repeatable processes.

✅ Trusted Nationwide – SimplifyEm is a trusted provider of property management tools used by property owners across the United States.

Why choose us