🏛️ Courthouse Information and Locations for Oregon
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Oregon Eviction Laws: Notice Requirements, Process, and Timelines
Oregon handles evictions through Circuit Court using “Forcible Entry and Detainer” (FED) proceedings governed by Oregon Revised Statutes (ORS) Chapter 90 (Residential Landlord and Tenant Act) and Chapter 105 (Actions for Possession). Oregon is one of the most tenant-protective states in the country, featuring mandatory “just cause” requirements after the first year of tenancy (SB 608), statewide rent increase limits, and complex notice requirements that vary by tenancy type and violation. Landlords with 5+ units must pay relocation assistance for qualifying terminations. Below you’ll find everything landlords need to know.
Oregon Eviction Laws
Comprehensive guide to Oregon's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights.
Cases are typically filed in Circuit Court - FED (Forcible Entry and Detainer).
⚡ Quick Overview
10
Days Notice (Nonpayment)
30
Days Notice (Violation)
30-60
Avg Total Days
$$88-270
Filing Fee (Approx)
💰 Nonpayment of Rent
Notice Type10-Day Notice of Nonpayment (or 13-Day if served on day 5)
Notice Period10 days
Tenant Can Cure?Yes
Days to Hearing7-14 days
Days to Writ4 days
Total Estimated Timeline30-60 days
Total Estimated Cost$200-600
⚠️ Watch Out
CRITICAL: 4-day grace period before notice can be served. 10-day notice can only be served on or after 8th day of rental period. 13-day notice can be served on or after 5th day. Must include mandatory Eviction for Nonpayment of Rent notice per HB 2001 (2023) with rental assistance info in multiple languages - court dismisses without it. Accepting partial rent may invalidate notice. Court MUST dismiss FED if tenant pays all rent or rental assistance is received before judgment. Statewide rent control (SB 608): 7%+CPI cap (max 10% per SB 611). Just cause eviction required after first year of occupancy.
Notice Type30-Day Notice to Comply (14 days to cure; 30 days to vacate)
Notice Period30 days
Tenant Can Cure?Yes - 14 days to cure within 30-day notice period
Days to Hearing7-14 days
Days to Writ4 days
Total Estimated Timeline45-75 days
Total Estimated Cost$200-600
⚠️ Watch Out
Notice must specify violation; state whether curable; give example of how to cure; provide 14 days to cure and 30 days total. Repeat same violation within 6 months = 10-day unconditional quit (no cure). Pet violations = 24-hour cure period. 24-hour notice for serious threats/criminal activity - no cure. Just cause eviction required after first year (SB 608). 90-day notice with qualifying landlord reason required for no-cause after year 1; must pay 1 month relocation assistance.
Service MethodsPersonal delivery; first-class mail (+3 days); posting on door + mailing
Proof RequiredYes - certificate of service filed with court
Posting AllowedYes - if personal service fails; must also mail first-class
Service of Process Fee$40-75
📝 Service Notes
Must complete service by end of judicial day after filing. Must include veterans' services info on summons. Notice must include rental assistance information per HB 2001.
🏛️ Court & Legal Information
CourtCircuit Court - FED (Forcible Entry and Detainer)
Filing Fee (Approx)$$88-270
Attorney RequiredNo for individuals; Yes for LLCs/corporations
Tenant Pay and StayYes - tenant can pay all rent owed any time before judgment and court MUST dismiss; even after filing tenant can pay and landlord may only collect court costs
Tenant Auto-ContinuanceNo automatic; court may grant
Writ Executed BySheriff
Writ Execution Timeline48 hours after writ issued
Writ Execution Fee$50-100 (sheriff fee)
🔒 Lockout Procedure
Sheriff posts notice; returns 48 hours later to execute; landlord arranges for property removal
📦 Tenant Property & Abandonment
Abandonment Period5-8 days (personal property notice required) days
📋 Abandonment Rules
Landlord must give 5-8 day written notice before disposing; must allow retrieval during reasonable hours; tenant liable for storage costs
🏦 Security Deposits
Return Deadline31 days
Maximum DepositNo statutory cap
📝 Deposit Details
31-day return with itemized deductions. Failure to return = 2x deposit liability. No interest requirement. Move-in/move-out condition report recommended. If deposit increased after first year landlord must allow 3 months to pay increase.
💵 Late Fees
Late Fee CapReasonable; flat fee or daily (max 6% of flat fee) or 5% of rent every 5 days
📝 Late Fee Rules
Late fees must be outlined in lease. 4-day mandatory grace period. Nonpayment of late fee alone cannot be basis for nonpayment eviction - only for cause termination (ORS 90.302). Cannot stack late fees onto current rent.
🛡️ Tenant Protections
Retaliatory Eviction ProtectionYes (ORS 90.385)
Retaliation Window6 months after protected activity
Rent ControlYes - statewide
📝 Rent Control Details
SB 608 (2019): 7%+CPI cap for units 15+ years old; SB 611 (2023): hard cap at 10% regardless of CPI. 90-day notice for increases under 10%; 180-day for 10%+. No increase in first year. Portland: additional 5%+CPI local cap; relocation assistance $2900-4500 for 10%+ increases.
Fair Housing (State Additions)Source of income; domestic violence victim status; immigration/citizenship status (SB 599 2025)
🏙️ Local Overrides & City-Specific Rules
Cities with OverridesPortland; Milwaukie; Eugene
📝 Local Override Details
Portland: 90-day no-cause notice; mandatory relocation assistance $2900-4500; 180-day rent increase notice for 10%+; additional just cause requirements. Milwaukie: 90-day no-cause notice. Portland PCC 30.01.085 renter additional protections. HB 3522 (2025): squatter reform with 24-hour notice effective Jan 2026.
Underground Landlord
📝 Oregon Eviction Process (Overview)
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Circuit Court - FED (Forcible Entry and Detainer). Pay the filing fee (~$$88-270).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
🏛️ Courthouse Information and Locations for Oregon
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📊 Data Confidence
ℹ️ Notes
ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity
⚠️ Disclaimer: This page provides general information about Oregon eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Oregon attorney or local legal aid organization.
🔍 Reduce Your Risk Before Signing a Lease:
Oregon landlords who screen tenants carefully before signing a lease significantly
reduce their risk of ending up in eviction court. Understanding
tenant screening in Oregon —
including background checks, credit history, income verification, and rental references — is one of the most
cost-effective steps you can take to protect your rental property. Before you ever need Oregon's
eviction process, proper tenant screening can help
you identify red flags early and avoid problem tenancies altogether.
Ready to File?
Generate Oregon-Compliant Legal Documents
AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Oregon requirements.
Disclaimer: This is general educational information, not legal advice. Consult a qualified Oregon attorney for specific legal guidance. Oregon eviction law is extremely complex and changes frequently.
Governing Law and Court System
Oregon evictions are governed by:
ORS Chapter 90: Residential Landlord and Tenant Act
ORS Chapter 105: Actions for Recovery of Real Property (FED procedures)
SB 608 (2019): Just cause eviction requirements
HB 2001 (2023): Extended notice periods for nonpayment
Courts: Cases are filed in Oregon Circuit Court or Justice of the Peace Court in the county where the property is located.
Filing fees: Approximately $391 average for Circuit Court cases, plus service costs.
Critical note: Many counties require mediation or settlement conferences before trial. Local jurisdictions (Portland, Milwaukie, others) have additional requirements that may differ from state law.
Self-Help Eviction Prohibited
Self-help evictions are strictly illegal in Oregon. Landlords cannot:
Change the locks
Shut off utilities
Remove tenant belongings
Penalties: Up to 3x rent plus actual damages, attorney’s fees, costs, AND tenant can recover possession of the unit.
Just Cause Requirement (SB 608)
Oregon law severely limits when landlords can terminate tenancies:
During the first year of occupancy:
Landlord can terminate month-to-month with 30-day notice without cause (90 days in Portland/Milwaukie)
Fixed-term lease expiring within first year: 30-day notice before expiration (90 days in Portland/Milwaukie)
After the first year of occupancy:
No-cause terminations are prohibited
Landlord must have either a tenant cause (violation) or qualifying landlord reason
For-cause terminations (violations) are allowed at any time with proper notice
Qualifying Landlord Reasons for Termination (After Year 1)
After the first year, landlords may terminate with 90-day notice for:
Demolition or conversion to non-residential use
Major remodeling making unit unfit/unsafe for occupancy
Landlord or immediate family member moving into the unit
Sale to buyer who will occupy as primary residence (must provide evidence of offer)
Relocation assistance required: Landlords with ownership interest in 5 or more dwelling units must pay one month’s rent as relocation assistance when issuing qualifying landlord reason termination notices.
Exception: Owner-occupied buildings with only 1-2 units may use 60-day no-cause notice (90 days in Portland/Milwaukie) even after first year.
Notice Requirements by Violation Type
Nonpayment of Rent
Oregon has a mandatory 4-day grace period—landlords cannot start eviction until rent is at least 5 days late.
Week-to-week tenancies:
72-hour notice to pay or quit
Cannot be served before the 5th day of the rental period
Time begins at 11:59 pm on day of service
All other tenancies (monthly or longer):
10-day notice: Can be served on or after the 8th day after rent is due
13-day notice: Can be served on or after the 5th day after rent is due
Critical: If landlord accepts partial rent after serving notice, the notice may be invalidated.
Rental assistance: If eviction is for nonpayment and tenant pays (or rental assistance pays) the full amount, court must dismiss the case.
(ORS § 90.394)
Lease Violations: 30-Day Notice (14-Day Cure)
For material violations of the rental agreement:
Serve 30-day notice to cure or vacate
Tenant has 14 days to cure the violation
If not cured, tenant must vacate by day 30
Week-to-week tenancies: 7-day notice with 4-day cure period
(ORS § 90.392)
Repeat Violations: 14-Day Notice (No Cure)
If substantially the same violation occurs again within 6 months:
Landlord can issue 14-day notice with no cure period
In designated drug/alcohol-free housing (tenant less than 2 years):
48-hour notice to quit with 24 hours to cure
Repeat within 6 months: 24-hour notice, no cure
(ORS § 90.398)
Serious Misconduct: 24-Hour Unconditional Notice
For extremely serious violations, landlord can serve 24-hour notice with no cure for:
Tenant seriously threatens or inflicts substantial personal injury
Recklessly endangers others by creating serious risk of injury
Intentionally causes substantial property damage
Intentionally provided false rental application information (within past year)
Extremely outrageous acts (prostitution, drug crimes, bias crimes, burglary)
Criminal assault by tenant
Pet exception: If pet committed the act, tenant can cure by removing animal within 24 hours.
(ORS § 90.396)
Unpermitted Pet: 10-Day Notice
If tenant keeps a pet capable of causing damage in violation of rental agreement:
10-day notice to remove the pet
(ORS § 90.405)
Termination of Month-to-Month (First Year): 30-Day Notice
During the first year of occupancy only:
30-day notice without cause (most jurisdictions)
90-day notice in Portland and Milwaukie
Service of Notice
Notices must be served properly under ORS 90.155:
Personal delivery: Hand-delivered to tenant
First-class mail: Add 3 days to minimum notice period
Post and mail: Only if rental agreement allows and specific conditions met
All notices must state the date and time the notice expires. Day 1 is the day after notice is given.
Veterans services: Notices must include veterans’ services contact information (ORS 408.515).
Filing the Eviction Complaint
After notice period expires, file a Residential Eviction Complaint (FED action) in Circuit Court.
Required documents:
Residential Eviction Complaint
Copy of the eviction notice with proof of service
Copy of lease (if written)
Rent ledger
Important: Eviction court is only for possession. To recover unpaid rent or damages, landlord must file a separate small claims (up to $10,000) or civil action.
Court Process – Two Hearings
First Appearance Hearing
Scheduled approximately 7-15 days after landlord files complaint
Court gathers information from both parties
May require mediation
Tenant must file written Answer by 4:00 pm the same day if trial is ordered
Remote appearance may be allowed for tenants (attorneys must appear in person)
Eviction Hearing/Trial
Scheduled within 15 days after first appearance
Both parties present evidence
Landlord must bring: lease, notices, proof of service, rent ledger, photos/documentation
Tenant can request up to 2-day continuance (must post rent security)
If tenant doesn’t appear: Court may enter default judgment for landlord.
Judgment and Enforcement
If landlord wins:
Court issues Judgment of Restitution
Landlord requests Notice of Restitution from clerk (fee + service costs)
Notice served on tenant—gives tenant 4 days to move out
If tenant doesn’t leave, landlord requests Writ of Execution (additional fee)
Sheriff schedules physical removal
Deadline: Notice of Restitution and Writ of Execution cannot be issued more than 60 days after judgment.
Sheriff Execution
Landlord coordinates with sheriff’s office to:
Schedule time to meet at property
Physically remove tenant
Turn property over to landlord
After removal, landlord may change locks and must store tenant’s remaining belongings with proper notice of tenant’s rights.
Tenant Defenses
Improper notice: Wrong notice type, insufficient time, missing statutory language
Improper service: Notice not properly delivered per ORS 90.155
Payment: Rent was paid or rental assistance approved
Retaliation: Eviction in response to tenant complaints about habitability
Just cause violation: No valid tenant cause or qualifying landlord reason after first year
Discrimination
Habitability: Landlord failed to maintain premises
Partial rent accepted: Landlord accepted partial payment after notice
Portland-Specific Rules
Portland has additional requirements beyond state law:
90-day notice required for no-cause terminations (vs. 30 days statewide)
Notification of tenant’s rights and responsibilities must be included with all terminations
Additional relocation assistance for all no-cause and qualifying landlord reason terminations (unless exempted)
Squatter Reform (HB 3522 – Effective January 1, 2026)
Oregon House Bill 3522 allows landlords to evict squatters with a 24-hour notice. This is a significant change from prior law requiring standard eviction processes.
Typical Timeline
Notice period: 24 hours to 90 days (depending on grounds)
Filing to first appearance: 7-15 days
First appearance to trial: Up to 15 days
Notice of Restitution: 4 days to move out
Writ deadline: Within 60 days of judgment
Total (uncontested nonpayment): 4-6 weeks
Contested: 2-3+ months
Best Practices for Oregon Landlords
Know whether tenant is in first year (no-cause allowed) or past first year (just cause only)
Use correct notice type for the specific violation
Include veterans’ services information on all notices
Track the 4-day grace period before serving nonpayment notices
Never accept partial rent after serving nonpayment notice
Check local ordinances (Portland, Milwaukie) for longer notice requirements
Budget for relocation assistance if you own 5+ units
Bottom line: Oregon has one of the most complex and tenant-protective eviction systems in the country. The just cause requirement (SB 608) means landlords cannot terminate most tenancies after the first year without a valid tenant cause or qualifying landlord reason. Notice requirements are extremely precise—using the wrong notice type or serving too early will result in dismissal. Landlords with 5+ units must pay relocation assistance for qualifying terminations. Portland and other cities have additional requirements. Never accept partial rent during nonpayment eviction, and never attempt self-help eviction—penalties are severe. Expect longer timelines and consider consulting an attorney for all Oregon evictions.
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