Oregon Month-to-Month Lease Agreement Template

Minimum Termination: Tenants may end a month-to-month lease at any time with a 30-day written notice (§ 90.427(3)(a)). Landlords may terminate the lease with 30 days’ notice for any reason during the tenant’s first year of occupancy (§ 90.427(3)(b)). After the first year, landlords must establish a legally valid reason to end the tenancy (§ 90.427(3)(c)), which falls into two categories:

• At-Fault (Tenant Cause): For material lease violations (e.g., continuous noise violations), landlords must provide a 30-day notice with 14 days to fix the issue (§ 90.392(3)(b); § 90.392(4)(a)(A)). For unpaid rent, landlords can issue a 13-day notice starting on the 5th day of the rental period, or a 10-day notice starting on the 8th day (§ 90.394(2)(a)-(b)).
• No-Fault (Landlord Cause): Landlords can terminate the lease with a 90-day notice for reasons like property demolition, major renovations, moving immediate family into the unit, or selling the unit to a buyer who will move in (§ 90.427(5)(a); § 90.427(3)(b)). Landlords are typically required to pay the tenant one month’s rent as relocation assistance at the time the notice is delivered (§ 90.427(6)(a)(C)).

Increasing Rent: Oregon caps annual rent increases for most properties at 7% plus the consumer price index, or 10%, whichever is lower (§ 90.323(2)(d); § 90.324(1)(b)). Landlords cannot raise rent during the first year of tenancy, and cannot raise it more than once in any 12-month period (§ 90.323(2)(c)). To increase the rent, landlords must provide a 90-day written notice specifying the effective date, and the old and new rent amounts (§ 90.323(2)(b); § 90.323(3)).

• Exception for New Construction: Oregon’s annual rent cap does not apply if the building’s first certificate of occupancy was issued within the past 15 years (§ 90.323(5)(a)).
• Penalty for Illegal Rent Increases: Landlords who issue an illegal increase must pay the tenant three months’ rent plus actual damages (§ 90.323(6)). Tenants can enforce this via a lawsuit or use it as a defense against a nonpayment eviction (§ 90.370(1)).