Oregon Eviction Notice Template (ORS 90.394)
Before a landlord can file an eviction case, most states require a written notice that tells the tenant what is wrong and how long they have to fix it or move out. Answer the questions below to create a clear, professional notice — then check it against your state and local rules before you serve it.
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Free to preview[Landlord or property manager name]
[Your address and phone for the tenant to reach you]
October 15, 2026
To: [Tenant name(s)]
and all other occupants of
[Rental property address]
Re: [Type of notice] — [Rental property address]
Dear [Tenant name(s)],
This letter is formal written notice to you as the tenant of the property at [Rental property address]. Type of notice: [Type of notice].
The reason for this notice is as follows:
[Reason for this notice]
Within [Notice period in days] days after this notice is delivered to you, you must [What the tenant must do within that time]. If this notice is delivered to you on October 15, 2026, that period ends on October 15, 2026.
This notice is given under the Oregon Residential Landlord and Tenant Act, ORS Chapter 90, which requires written notice in the form and time the law provides before a landlord may file an eviction action.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
[Landlord or property manager name]
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
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How eviction notices work in Oregon
Oregon sets two options for nonpayment notices in most tenancies: a 10-day notice served on or after the 8th day of the rental period, or a 13-day notice served on or after the 5th day, counting the day rent is due. For lease violations, the landlord gives a 30-day notice that allows the tenant at least 14 days to fix the problem. Ending a month-to-month tenancy depends on how long the tenant has lived there, and statewide limits on no-cause terminations apply after the first year.
A nonpayment notice must state the amount owed and the date and time by which the tenant must pay. Landlords must also deliver a copy of the rental assistance notice posted on the Oregon Judicial Department website with any termination notice for nonpayment, and termination notices must include information for veterans. Notices may be delivered personally or by first-class mail, and mailing adds 3 days unless the lease allows mail-and-attachment delivery. Portland and some other cities add requirements, including relocation payments.
If the tenant does not pay, cure, or leave, the landlord files an eviction case, called a forcible entry and detainer action, under ORS 105.100 to 105.168, and the tenant can appear and respond. Oregon prohibits lockouts, unlawful removal, and interrupting heat, water, electricity, or other essential services to force a tenant out, and a tenant can recover up to two months' rent or twice actual damages, whichever is greater, under ORS 90.375.
What to do, step by step
Check your state and local rules first
Look up the notice period, required wording and delivery method for your state, county and city. Many places set different periods for unpaid rent, lease violations and ending a tenancy, and some cities add their own just-cause rules.
Fill in the notice
Answer the questions above. Name every adult tenant on the lease, state the facts plainly and enter the exact number of days your rules require.
Serve it the way your state requires
States specify how a notice must be delivered — commonly hand delivery, leaving it with an adult at the home, posting and mailing, or certified mail. A notice served the wrong way may have to be redone.
Record how and when you served it
Write down the date, time, method and who delivered it, and keep a copy of the notice. Courts often ask for this proof of service.
Wait out the full notice period
Don't change the locks, remove belongings or shut off utilities. If the tenant fixes the problem, accept it as your rules require; if not, the next step is filing an eviction case in court.
What if the tenant doesn't respond to the notice?
An eviction notice is not an eviction. It is the written warning most states require before you can go to court. If the notice period ends and the tenant hasn't paid, fixed the violation or moved out, the next step is to file an eviction case — often called an unlawful detainer or summary possession case — with your local court.
Until a judge rules in your favor and a court officer such as a sheriff or marshal carries out the order, the tenant has the right to stay. Changing the locks, removing the tenant's belongings, cutting off utilities or otherwise forcing them out is a so-called self-help eviction, which is illegal in nearly every state and can expose you to damages.
Courts look closely at the notice itself. If the period was too short, the wording missed something your state requires or it was delivered the wrong way, the case can be dismissed and you may have to start over. Your local court's self-help center or a landlord association can tell you what your court expects.
Example Oregon eviction notice
A filled-in sample with made-up details, so you can see the finished result.
Greenway Rentals LLC
PO Box 2210, Lakeview, MN 55401 · (555) 201-4478
October 5, 2026
To: Taylor Brooks and Jamie Brooks
and all other occupants of
56 Willow St, Unit 3, Lakeview, MN 55402
Re: Notice to pay rent or quit — 56 Willow St, Unit 3, Lakeview, MN 55402
Dear Taylor Brooks and Jamie Brooks,
This letter is formal written notice to you as the tenant of the property at 56 Willow St, Unit 3, Lakeview, MN 55402. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
Rent of $1,450 for the month of September 2026, due on September 1, 2026, has not been paid, despite a reminder sent by email on September 10.
The total amount of rent now due is $1,450.00.
Within 14 days after this notice is delivered to you, you must pay the full amount of rent owed or move out of the property. If this notice is delivered to you on October 5, 2026, that period ends on October 19, 2026.
This notice is given under the Oregon Residential Landlord and Tenant Act, ORS Chapter 90, which requires written notice in the form and time the law provides before a landlord may file an eviction action.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
Greenway Rentals LLC
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
Frequently asked questions
How long is a nonpayment notice in Oregon?
For most tenancies, it is either 10 days, served no sooner than the 8th day of the rental period, or 13 days, served no sooner than the 5th day, counting the day rent is due. Week-to-week tenancies use a 72-hour notice. Add 3 days for first-class mail unless the lease permits mail-and-attachment service.
Can an Oregon landlord end a month-to-month tenancy without cause?
During the first year of occupancy, a 30-day no-cause notice is allowed. After the first year, ORS 90.427 generally requires a tenant cause or a qualifying landlord reason, usually with at least 90 days' notice and a payment of one month's rent, unless the landlord owns four or fewer units.
How much time does an Oregon tenant have to fix a lease violation?
The landlord gives a 30-day termination notice that describes the violation, explains how it can be cured, and allows at least 14 days to fix it. If the tenant cures the problem in time, the tenancy continues. A repeat of substantially the same violation within six months allows a 10-day notice with no right to cure.
Do Oregon cities have extra eviction rules?
Yes. Portland requires relocation assistance for no-cause evictions and certain other triggering events, and requires at least 90 days' written notice for a termination or rent increase covered by its rules. Check local ordinances for the property's city in addition to ORS Chapter 90.
How much notice do I have to give a tenant?
It depends on your state, sometimes your city, the type of notice and the lease. Periods for unpaid rent can be as short as a few days or as long as a month, and notices ending a month-to-month tenancy are often 30 days or more. Check your state's landlord-tenant law and any local ordinance before serving.
Is an eviction notice the same as being evicted?
No. A notice only starts the process. If the tenant doesn't comply, the landlord must file a case in court and win a judgment. Only a court order, carried out by a sheriff, marshal or similar officer, can legally remove a tenant from the property.
FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.