Oregon Eviction Notices: A Detailed Step-by-Step Guide to Doing It Right and Avoiding Costly Mistakes

Christian Bryant
Dec 20, 2025
3 min read

Hey there, Oregon landlords, property managers, and investors—it's Christian Bryant from the Portland Area Rental Owners Association (PAROA), grabbing a virtual coffee with you today. Let's dive deep into Oregon eviction notices, because as we head into 2026, getting this process wrong can mean dismissed cases, wasted time, and even money out of your pocket. I've seen it all over the years—good landlords tripping over small details in ORS Chapter 90, only to have their eviction thrown out. But follow the rules closely, and you'll protect your properties smoothly. (Dad joke incoming: Why did the landlord's eviction notice fail? It didn't have enough "just cause"—it was just 'cause it was sloppy!)

Video summary of this article

Oregon's Residential Landlord and Tenant Act is pretty tenant-friendly, but it lays out clear paths for us when things go south. We're talking long-term residential rentals here—no commercials or short-term vacation stuff. The big picture? Every eviction starts with a proper written notice. Mess that up, and you're starting over. As of late 2025, key rules hold from recent updates: nonpayment notices are 10 or 13 days depending on timing, no-cause is severely limited, and you must include mandatory rental assistance info with nonpayment notices.

Key Types of Oregon Eviction Notices and When to Use Them

Let's break down the main notices you'll deal with:

Nonpayment of Rent Notices: The most common one. Rent is late after the 4-day grace period. If it's 5-7 days late, serve a 13-day notice; 8+ days late, a 10-day notice to pay or vacate. Crucial: Attach the state's "Notice Re: Eviction for Nonpayment of Rent" form explaining assistance options. Miss that, and your case gets dismissed. Tenant can pay full amount (plus any fees if your lease allows) to cure and stay.
For-Cause Notices for Lease Violations: Things like noise, unauthorized pets, or damage. Often a 30-day notice to terminate, but for curable issues, give 14 days to fix first (then 30 to move if not). Repeat violations can shorten this.
Serious or Illegal Activity Notices: Violent crimes, drug issues, or major threats? 24-hour unconditional quit—no cure allowed. Use judgment here; document everything.
No-Cause or Qualifying Landlord Reasons: Super restricted. In the first year of month-to-month, 30-day no-cause possible. After that? Only for specific "qualifying" reasons like selling, remodeling, or family move-in—90 days' notice, and often relocation assistance (one month's rent for larger owners). In Portland, extra rules apply: 90 days minimum, mandatory relocation pay in many cases (up to $10,000 depending on unit size).

Always use current forms from associations like PAROA—laws tweak yearly.

ORHA Notice of Termination with Cause — ORHA Termination Form - always double-check for the latest version and required attachments!

Step-by-Step: Serving Oregon Eviction Notices Properly

Okay, you've got grounds—now execute flawlessly:

Document the Issue Thoroughly: Photos, emails, witness statements. Build your case early.
Choose and Prepare the Correct Notice: Exact details matter—amount owed, violation specifics, deadlines by 11:59 p.m. on the final day. Include all required attachments (like rental assistance notice for nonpayment).
Serve It Legally: Personal delivery best (get proof). Or first-class mail (add 3-6 days depending on type). Post-and-mail if lease allows. Proof of service is gold in court.
Wait the Full Period: No shortcuts. Tenant gets their time to cure or vacate.
If No Compliance, File the FED (Forcible Entry and Detainer): In circuit court. Include notice copies, proof of service. First appearance for possible agreement; then trial if needed.
Court Process and Enforcement: Appear ready. Stipulated agreements common—great for quick resolution. Win? Sheriff handles removal—never self-help (lockouts illegal, big penalties).

Detailed flowchart illustrating steps in Oregon residential eviction process — Flowchart overview of the Oregon eviction process—from notice to potential court judgment.

Common Pitfalls Oregon Landlords Face (And How to Dodge Them)

I've taught classes where landlords share horror stories—here's how to avoid the big ones:

Outdated forms or missing attachments (still using 72-hour non-payment or forgetting the required rental assistance notice).
Accepting partial payments after notice (often waives it—get agreements in writing).
Wrong timelines or service method.
Retaliatory motives (tenants can counterclaim big).
Ignoring Portland-specific rules: Longer notices, relocation payments.
Self-help evictions: Changing locks? Huge fines and tenant lawsuits.

Pro move: Join PAROA for updated forms, hotline support, and classes. Document obsessively—courts love paper trails.

Evictions suck for everyone involved, but doing them right minimizes pain and risk. Stay educated, folks—it's your best defense in this tenant-leaning state.

Why did the smart landlord avoid eviction drama? He noticed the details! (Okay, that was bad.)

Got questions? Reach out—happy to help keep your investments safe.

Christian Bryant Portland Area Rental Owners Association (PAROA) www.paroa.org

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