Pennsylvania Lease Termination

An Oregon lease termination notice is a written document used by a landlord, property manager, or tenant to formally communicate the intent to end a rental agreement. It specifies the move-out date, the type of notice, and after the first year of tenancy - the reason for termination. It must comply with Oregon's notice requirements under ORS Chapter 90 and SB 608 (ORS 90.427) to be legally valid.

Oregon law ties the required notice period to the type of tenancy and the reason for termination:

• 10 days' Week-to-week tenancy (either party, ORS 90.427)
• 10 days (13 days if served by mail) Nonpayment of rent, all tenancies except week-to-week (ORS 90.394)
• 30 days Month-to-month or fixed-term lease expiring within the first year; no-cause termination by landlord or tenant (ORS 90.427); also for-cause termination with 14-day right to cure (ORS 90.392)
• 60 days Month-to-month tenancy after the first year of occupancy; no-cause termination in most Oregon jurisdictions (ORS 90.427)
• 90 days - Qualifying landlord reason (no-fault) after the first year under SB 608 (ORS 90.427); also required for any no-cause termination in Portland and Milwaukie
• 24 hours / 48 hours - Outrageous conduct or drug/alcohol violations; no right to cure (ORS 90.396 / ORS 90.398)
• Mutual agreement - Landlord and tenant may agree in writing to a different termination date at any time

Note:Portland and Milwaukie impose stricter local requirements, including 90-day notices for no-cause terminations and mandatory relocation assistance. Always verify applicable local ordinances before serving notice.

Under SB 608 (codified at ORS 90.427), effective February 28, 2019, Oregon became a statewide just-cause state for tenancies beyond the first year of occupancy. During the first year, a landlord may issue a no-cause termination with 30 days' notice (or 90 days in Portland and Milwaukie). After the first year, the landlord may only terminate without a tenant violation if a qualifying landlord reason applies — such as a sale to a buyer who will occupy the unit as a primary residence, landlord or family-member move-in, demolition, or substantial repairs requiring the unit to be vacated. These qualifying-reason terminations require at least 90 days' written notice and, if the landlord owns five or more residential dwelling units in Oregon, payment of one month's periodic rent in relocation assistance at the time the notice is served. Landlords who own four

A valid Oregon lease termination notice should include:

• Full address of the rental property
• Names of all tenants on the lease
• Type and length of notice (10-day, 30-day, 60-day, 90-day, or other applicable notice)
• Reason for termination and supporting facts (required after the first year; mandatory for qualifying-reason 90-day notices under ORS 90.427)
• Effective move-out/termination date
• Instructions for key return and property handover
• Signature and date of the issuing party
• Proof of delivery method used

Oregon law (ORS 90.155) requires that termination notices be delivered by one of the following methods:

• Personal service - Handing the notice directly to the tenant
• Substituted service - Leaving it with a person of suitable age at the premises and mailing a copy via first-class mail
• First-class mail and electronic mail - When expressly authorized in the rental agreement (ORS 90.155(5))
• Posting and mailing - Affixing the notice in a conspicuous place on the premises and mailing a copy by first-class mail, used when the tenant cannot be located after reasonable attempts

Improper delivery can invalidate the notice and require the process to restart. Always document the delivery method, date, and recipient.

Yes. Tenants may terminate a lease early under certain circumstances, including:

• Active military deployment - Under the Servicemembers Civil Relief Act (SCRA)
• Uninhabitable conditions - If the landlord fails to maintain the unit in a habitable condition under Oregon's warranty of habitability (ORS 90.320), a tenant may be entitled to terminate and/or withhold rent
• Domestic violence, sexual assault, stalking, or bias crime - Tenants may terminate with proper documentation; Oregon law (ORS 90.453) provides protections and procedures for victims of these offenses
• Mutual written agreement - The landlord and tenant may agree in writing to an early termination date and any associated terms
• Landlord's material violation - If the landlord materially fails to comply with the rental agreement or Oregon law (ORS 90.360), the tenant may be entitled to terminate after providing proper notice

Early termination without a qualifying reason may expose the tenant to liability for rent owed through the end of the lease term or until a replacement tenant is found.

Under ORS 90.300, Oregon landlords must return the security deposit along with a written, itemized accounting of any deductions within 31 days after the tenancy terminates and the tenant delivers possession of the property (returns keys). Allowable deductions are limited to unpaid rent and damages beyond normal wear and tear, and each deduction must be documented with a written explanation. Landlords who miss the 31-day deadline or fail to provide proper itemization may forfeit the right to retain any withheld portion and can face a penalty of twice (2x) the amount wrongfully withheld under ORS 90.300(16).

If a tenant remains in the unit after the notice period expires, the landlord may file a Forcible Entry and Detainer (FED) action in the Oregon Circuit Court for the county where the property is located, under ORS Chapter 105. The process requires court filings, service of the summons and complaint on the tenant, and a hearing before a judge. Self-help evictions such as changing locks, removing the tenant's belongings, or shutting off utilities are illegal in Oregon under ORS 90.375 and can expose landlords to significant civil liability, including damages and attorney fees.

Not exactly. A lease termination notice formally ends the tenancy and gives the tenant time to vacate voluntarily. An eviction notice (such as a 10-Day Notice for nonpayment of rent or a 30-Day for-cause notice) is a precursor to the formal Forcible Entry and Detainer (FED) process if the tenant does not comply. A no-cause or qualifying-reason termination notice under ORS 90.427 is used to end a tenancy without a tenant violation, while a 10-day nonpayment notice or ORS 90.392 for-cause notice addresses specific violations or unpaid rent.

You can download and use an Oregon Lease Termination Form here:

https://www.simplifyem.com/forms/oregon-lease-termination