What is the official tribunal for eviction disputes in Oregon?

The Oregon Judicial Department (OJD) handles all residential landlord-tenant eviction cases through local county courts.

What is the minimum eviction notice required for nonpayment of rent?

Landlords must give either a 72-hour or 144-hour written notice depending on lease details, using the official Notice of Nonpayment of Rent form.

Can a landlord evict you without a reason in Oregon?

In most cases, landlords must have a legal reason. However, limited 'no-cause' evictions are possible for certain month-to-month leases under Oregon law.

What should I do if I disagree with the eviction notice?

File an Answer - Residential Eviction form with the court as soon as possible to assert your defenses before the hearing date.

Where can I find official Oregon eviction forms?

The Oregon Judicial Department Landlord-Tenant Forms page offers free downloads of all required forms for renters and landlords.

Oregon Eviction Reasons & Tenant Defenses Explained

Evictions & Lease Violations Oregon published: June 21, 2025

Facing an eviction notice in Oregon can be stressful, but understanding your rights and responsibilities can help you navigate the process. Oregon law sets out specific legal reasons a landlord may evict a tenant, as well as defenses tenants can use to challenge an eviction. This guide covers common grounds for eviction, how notices work, available official forms, and resources for renters.

When Can a Landlord Legally Evict a Renter in Oregon?

Oregon law allows landlords to evict tenants only for certain legal reasons. Evictions must follow the rules set out in the Oregon Residential Landlord and Tenant Act (ORS Chapter 90). Common eviction reasons include:

Nonpayment of rent: If rent is not paid by the due date, landlords can begin eviction after proper notice.
Violation of lease terms: Repeated or serious breaches, such as unauthorized occupants, pets, or damage to the property.
No-cause eviction (in limited cases): In some situations, a landlord may end a month-to-month lease without cause—usually with a 90-day notice, but there are special rules for Portland and large rental properties.
End of fixed-term lease: At the conclusion of a lease term, if appropriate notice is given and local laws allow.
Illegal activity: Engaging in criminal activity on the property, as defined by law.

Review your rental agreement and Oregon law for details, as some local regulations may provide extra protections for tenants.

Required Eviction Notices in Oregon

Landlords must provide written notice before starting most evictions. The type of notice changes based on the cause:

72-Hour or 144-Hour Notice to Pay Rent or Quit (Form): This official Notice of Nonpayment of Rent form is given if rent is overdue. For example, if you’re late on rent, you may receive a notice demanding payment within 72 or 144 hours, depending on your situation.
30-Day Notice of Termination (for cause): Used if you violate the lease (other than nonpayment), outlining what you did wrong and giving you time to fix it if allowed.
24-Hour Notice to Quit (for serious violations): Used for dangerous, criminal, or highly damaging actions, requiring immediate action.
90-Day No-Cause Notice (month-to-month leases): In certain circumstances, a landlord can use this official Notice of Termination of Tenancy. For example, in buildings with four or fewer units where the owner isn’t required to state a cause.

Always read notices carefully. Oregon law requires strict compliance by landlords when serving these forms.

What Official Forms Should Renters Know?

Notice of Nonpayment of Rent (No form number): Used by landlords to notify tenants of overdue rent. Find it on the Oregon Judicial Department Landlord-Tenant Forms page. Example: You receive a 72-Hour Notice after missing your rent deadline.
Notice of Termination of Tenancy (No form number): Used to end certain month-to-month tenancies. Accessible through the same official forms page. Example: A landlord gives you 90 days’ notice to move out at the end of your lease.
Answer - Residential Eviction (Form SCA-Eviction-Answer): Use this if you receive a court summons after being served with an eviction. Download from the Oregon Courts. Example: You want to tell the court your side before an eviction hearing.

Using the correct form on time can help protect your rights and ensure your voice is heard in court.

Tenant Defenses to Eviction in Oregon

If you are facing an eviction, you may have legal defenses available. Common tenant defenses include:

The landlord did not follow proper notice procedures or used the wrong form
The allegations are untrue or the issue has been fixed
The landlord retaliated against you for requesting repairs or exercising your rights
Owner failed to uphold their legal duties, such as making necessary repairs

Most defenses are presented by filing an Answer with the court. If you're unsure about your defense, you can contact legal aid for free assistance.

What Happens After You Receive an Eviction Notice?

Receiving an eviction notice is not the same as an automatic order to leave. Here’s what typically happens next:

You receive a written notice describing the reason and deadline to fix the issue or leave.
If you do not respond or resolve the issue, the landlord may file an eviction lawsuit (called an "FED action").
You will receive a summons and complaint. You may respond using the “Answer - Residential Eviction” form.
An eviction hearing date is set, where you can present your case and defenses to the court.
The court makes a decision. If you lose, a sheriff may serve you a notice to vacate.

If you receive a court notice, file your Answer right away—often within 4 days of receiving the court papers.

Who Handles Evictions in Oregon?

In Oregon, eviction cases are handled by the Oregon Judicial Department (OJD) at the county court level. For more information and official forms, visit the OJD Landlord-Tenant Resources page.

Summary: Know Your Rights and Take Action

Eviction rules in Oregon are strict for both landlords and tenants. Always check your notice, use official forms promptly, and seek help if you have questions about your rights.

Frequently Asked Questions

What is the official tribunal for eviction disputes in Oregon?
The Oregon Judicial Department (OJD) handles all residential landlord-tenant eviction cases through local county courts.
What is the minimum eviction notice required for nonpayment of rent?
Landlords must give either a 72-hour or 144-hour written notice depending on lease details, using the official Notice of Nonpayment of Rent form.
Can a landlord evict you without a reason in Oregon?
In most cases, landlords must have a legal reason. However, limited “no-cause” evictions are possible for certain month-to-month leases under Oregon law.
What should I do if I disagree with the eviction notice?
File an Answer - Residential Eviction form with the court as soon as possible to assert your defenses before the hearing date.
Where can I find official Oregon eviction forms?
The Oregon Judicial Department Landlord-Tenant Forms page offers free downloads of all required forms for renters and landlords.

Key Takeaways for Oregon Renters

You can only be evicted for reasons allowed by Oregon law and with proper notice
Always use official forms, respond quickly, and consider seeking legal help
The Oregon Judicial Department is your main resource for court cases and forms

Need Help? Resources for Renters

Oregon Judicial Department Landlord-Tenant Forms – download official forms
Oregon Residential Landlord and Tenant Act (ORS Chapter 90) – review your rights and responsibilities
Oregon Law Help – free legal information and potential legal aid
Oregon Housing and Community Services – assistance with rent or eviction questions