“Just cause” eviction laws are a foundation of tenant protection in both Oregon and California. They restrict landlords’ ability to terminate tenancies or refuse renewals without a legally valid reason. Here’s a detailed guide to the types of just cause, exemptions, local overlays, and the real-world process in 2024.
Key takeaways
- Oregon and California both require “just cause” for most lease non-renewals and terminations after the first year.
- Common just causes: nonpayment, lease violation, illegal activity, substantial renovations, owner move-in, or sale.
- Strict notice rules apply—incorrect notice or insufficient cause invalidates the eviction.
- Some units are exempt (new construction, certain owner-occupied, subsidized).
What is “Just Cause”?
“Just cause” means a landlord may only end a tenancy for specific, legally allowed reasons. This protects tenants from arbitrary eviction and supports housing stability. Reasons must be spelled out in the law and often require specific evidence or documentation.
Oregon Just Cause Types
| Type | Notice | Notes |
|---|---|---|
| Nonpayment of Rent | 10-day or 72-hour after 7th day | Tenant can cure by paying rent owed |
| Material Lease Violation | 30-day (with 14-day right to cure) | Examples: pets, smoking, unapproved occupants |
| Illegal Activity | 24-hour | Includes threats, violence, drugs |
| No-Fault (Landlord Use) | 90-day + 1 month relocation | Owner move-in, sale to buyer who will occupy, major repairs |
California Just Cause Types (AB 1482 Statewide)
- At-fault just cause: Nonpayment, breach of lease, nuisance, illegal use, criminal activity, subletting, refusal of landlord entry, failure to vacate after notice, etc.
- No-fault just cause: Owner move-in, withdrawal from rental market, government order, substantial remodel, intent to demolish, sale to buyer-occupier.
- No-fault evictions require landlord to pay one month’s rent as relocation.
- Notice must state the specific just cause, cite the law, and attach proof where needed.
Local Overlays and Stricter Rules
- Many cities (Portland, San Francisco, LA, Berkeley, Santa Monica, Eugene) have their own, stricter just cause lists, higher relocation payments, and longer notice periods.
- Check both state and local law for every notice or eviction.
- In some cases, tenant attorneys can win triple damages for wrongful eviction or improper notice.
Exemptions
- New buildings (<15 years in CA, <15 years in OR), some single-family homes, government-subsidized housing, and owner-occupied triplexes/duplexes may be exempt.
- Check for required lease disclosures to claim exemption—failure to disclose means just cause applies by default.
Process, Pitfalls & Best Practices
- Document everything: notices, communications, violations, photos, payment ledgers.
- Use official forms and follow timelines strictly—don’t try to DIY eviction paperwork.
- If you are a tenant: seek legal aid immediately if you get a notice; deadlines to respond are short (as little as 3–5 days in court).
- If you are a landlord: consider mediation and settlement first; courts are strict and tenant-friendly in most metro areas.
Tip: Even if exempt, always provide a written explanation of exemption and keep a signed copy.
Caution: “No cause” or “no reason” evictions after the first year are illegal for most rentals in both states.[1]