Oregon rental law sets specific notice requirements for almost every step of the landlord-tenant relationship. Whether you’re collecting rent, ending a lease, or raising rent, the right notice—and timing—is essential. Mistakes can invalidate an eviction or lead to costly legal trouble.[1]
Key takeaways
- 72-Hour Notice For nonpayment: can be served after the 5th day of the rental period. Tenant has 72 hours to pay or vacate.
- 144-Hour Notice For nonpayment: can be served after the 8th day of the rental period. Tenant has 144 hours to pay or vacate.
- 30-Day Notice Ends most month-to-month tenancies, but not allowed in Portland/Eugene and only after first year statewide.
- 90-Day Notice Required for all rent increases and for no-cause termination in Portland/Eugene or after first year statewide.
Notice Type Overview
Oregon law distinguishes between different types of notices. The two most common are for nonpayment of rent (eviction) and for ending a tenancy (move-out, lease end, or rent increase). Each has its own requirements for delivery, form, and timing.[2]
Nonpayment of Rent: 72-Hour vs. 144-Hour Notice
Both notices are used when a tenant hasn’t paid rent, but the timing and eviction process differ. The **72-hour notice** can be served **after the 5th day** of the rental period (if rent is due on the 1st, the earliest date is the 6th). The **144-hour notice** can be served after the **8th day** (so, on or after the 9th).[3]
- 72-Hour Notice: Tenant has 3 days (72 hours) to pay the balance in full or move out. If the deadline passes without payment or move-out, you can file for eviction (FED action).
- 144-Hour Notice: Tenant has 6 days (144 hours) to pay or move out. This longer period is sometimes preferred if you want to give tenants extra time (or comply with local rules or COVID-era overlays).
- Notices must include the **exact amount owed**, a statement of the right to cure (pay and stay), and be delivered properly (mail, personal, or posted if allowed).
| Notice Type | Earliest Serve Date* | Cure/Move-Out Window | Use |
|---|---|---|---|
| 72-Hour Nonpayment | 6th day after rent due | 72 hours after service | Tenant must pay or move out |
| 144-Hour Nonpayment | 9th day after rent due | 144 hours after service | Tenant must pay or move out |
Ending a Tenancy: 30-Day vs. 90-Day Notice
Month-to-month tenancies outside of Portland/Eugene (and outside the first year of occupancy) can be ended by either party with a **30-day written notice**. However, in most of Oregon (including all of Portland/Eugene and after the first year of occupancy statewide), a **90-day notice** is required for no-cause termination.[4]
- 30-Day Notice: Only for the first year of occupancy (not in Portland/Eugene). Allows landlord or tenant to end tenancy with 30 days’ written notice—no cause required.
- 90-Day Notice: After first year statewide, or at any time in Portland/Eugene. Must specify lawful reason or meet local requirements. Portland and Eugene add relocation fees and extra tenant protections.
- Rent Increases: Always require 90 days’ written notice, regardless of location. Amount capped by statewide rent control laws.
Best Practices for Notices
- Always deliver notices in writing and keep proof (mailing certificate, delivery receipt, or photo of posted notice).
- State the law or lease clause you’re relying on, and always list the tenant’s right to cure (pay and stay).
- Never serve a 72-hour and 144-hour notice simultaneously; pick one.
- In Portland/Eugene, check for overlays and relocation assistance requirements.
- Keep detailed records—failure to comply can make an eviction invalid and expose you to attorney fees.