No Cause Notices

Are you an Oregon renter? Did you get a letter or notice from your landlord asking you to move out of your rental for no reason?  

If so, you probably just got a no cause termination notice. A no cause termination notice is a written form or letter from your landlord telling you to move out by a certain date without providing a reason.

Key points about no cause notices 

• If you rent in Oregon, your landlord can only give you a no cause notice in a few specific situations (more on this below).
• If your landlord gives you a no cause notice, they may have to pay you money to help with moving expenses.
• If your landlord doesn’t follow these rules, the notice is illegal, and you don’t have to move out. 

How to check if you got a no cause notice 

A no cause notice may be a letter or a form. The notice might be called: 

• Oregon 30-day notice to quit.
• No cause termination notice.
• 30-day termination notice.
• Non-renewal of lease.
• Oregon eviction notice.

The name doesn’t really matter. It’s more about what’s in the notice. If the notice doesn’t include a reason for why you must move out, then it’s a no cause notice. 

If your landlord gives a reason for why they want you out—such as not paying rent, not following your rental agreement, or the landlord wanting to remodel—then it’s either a for cause or landlord cause notice. Learn more about these types of notices here.  

When can my landlord give me a no cause notice? 

In Oregon, a landlord can only ask you to move out without a reason in three situations:  

Situation #1: Renting less than one year 

If you have been renting for less than one year and did not sign a one-year lease, your landlord can give you a no cause notice anytime during your first year of renting. 

If a new roommate or romantic partner moves in with you, the one-year starts over. So, if anyone has lived in the rental for less than one year, your landlord can give everyone a no cause move-out notice. 

Situation #2: At the end of a one-year lease 

If you move into a new rental and sign a one-year lease, your landlord can’t ask you to move out without a reason during your first year of renting.  

But your landlord can ask you to move out when your one-year lease ends. To do this, they must give you a move-out notice during your first year of renting, before your lease ends. This notice is often called a non-renewal of lease notice. 

Situation #3: Renters who live with their landlord 

If you live on the same property as your landlord, they can ask you to move out for no reason—even after a year. This rule applies if there are only two homes or units on the property and your landlord lives in one of them.  

How much time does my landlord have to give me to move? 

• Portland, Milwaukie, and Eugene renters: Your landlord must give you 90 days (about 3 months) to move out.
• Renters living with their landlord for more than one year: Your landlord must give you 60 days to move out (unless you live in Portland, Milwaukie, or Eugene—then you get 90 days).
• All other renters: Your landlord must give you 30 days to move out. 

Extra time for notices sent only by mail: If your landlord sends the notice by mail, they must give you three extra days to move.  

Help with moving costs (relocation payments) 

Sometimes your landlord must pay you money—called a relocation payment—if they give you a move-out notice. 

You are owed a relocation payment if any of these apply: 

• Your landlord owns five or more rental units.
• You live in Portland or Eugene (unless your landlord qualifies for an exception). 

Landlord exceptions: Some landlords in Portland and Eugene don’t have to pay relocation payments. The rules are complicated, but your landlord must tell you if they’re exempt and explain why. If they don’t, they likely didn’t follow the rules. 

How much money does my landlord have to pay me?  

• Portland renters: The amount depends on the number of bedrooms in your rental. For current amounts, refer to the City of Portland's website.
• Eugene renters: Your landlord must pay you an amount equal to two months’ rent. They must give you this money 45 days before your move-out date.
• Other Oregon renters: If your landlord has five or more rental properties, your landlord must pay you an amount equal to one month's rent. Your landlord must pay you this money when they give you the no cause notice. 

How landlords must deliver a no-cause notice 

Your landlord must give you the notice in one of these ways: 

• Hand it to you in person.
• Mail it by first-class USPS mail (not certified or registered mail).
• Post it on your door and send it by first-class mail (if your lease allows this).
• Email and send it by first-class mail (if your lease was signed in 2024 or later and allows it). 

Tip: If the notice is only sent by mail, you get three extra days to move out. For example, a 30-day notice becomes 33 days. 

If your landlord doesn’t follow the rules 

If your landlord doesn’t follow these rules and all the other rules for termination notices, the notice is illegal.  

If the notice is illegal, you can: 

1. Tell your landlord and ask them to cancel the notice (get this in writing).
2. Negotiate a later move-out date (but be careful—if you agree in writing to move out by a certain date, you must follow through).
3. If these steps don’t work, you can take legal action.
   • You might be able to sue your landlord for giving you an illegal notice.
   • If the notice doesn’t follow state law, you can use the illegal notice to stop an eviction court case from moving forward. This is called a legal defense. 

Where to get help 

If your landlord gives you an illegal notice or files an eviction case, it’s a good idea to get help. You can:

• Learn more about eviction court cases on Oregon Law Help.
• Use our Legal Directory to search for free or low-cost lawyers and other legal help.
• Call Oregon’s Lawyer Referral Service for help finding a housing lawyer (if you can afford to pay for legal help).

Frequently Asked Questions