Oregon Lease Renewal: Can Landlords Refuse to Renew?

If your lease in Oregon is ending, you might wonder whether your landlord can decline to renew. Navigating lease renewals is a key part of understanding your rights as a renter. This guide will help clarify when and why an Oregon landlord can legally refuse to renew a lease, what notice you should receive, and what steps you can take if your lease is not renewed.

When Can a Landlord Refuse to Renew a Lease in Oregon?

In Oregon, different rules apply depending on whether you have a fixed-term lease or a month-to-month (periodic) agreement. The relevant law is the Oregon Residential Landlord and Tenant Act.^[1]

Non-Renewal of Fixed-Term (Yearly) Leases

• Landlords can refuse to renew a fixed-term lease for any reason, except for a discriminatory or retaliatory reason (such as race, gender, filing a complaint, or organized tenant activity).
• If you’ve continuously lived in the property for a year or more, landlords must give you written notice at least 90 days before your lease ends if they do not intend to renew.
• If your landlord does not give proper notice or renew, your lease often automatically converts to a month-to-month agreement.

Non-Renewal of Month-to-Month Agreements

• Landlords can end a month-to-month rental agreement unless prohibited by local ordinances (such as Portland’s local rules), and they cannot do so for discriminatory or retaliatory reasons.
• Notice requirements vary:
• If you’ve lived there more than one year, landlords must give at least 90 days’ written notice.
• If less than a year, the required notice is 30 days.

Legal Protections for Renters Facing Non-Renewal

You have important protections if you suspect discrimination or retaliation. Landlords cannot refuse renewal based on:

• Race, color, religion, sex, national origin, familial status, or disability (Federal Fair Housing Act and Oregon law).
• Retaliation for reporting code violations, joining tenant unions, or asserting your legal rights (see ORS Chapter 90).

Notice Requirements and Official Forms

Landlords must provide written notice when refusing to renew a lease. There is no universal statewide form, but the key requirement is that the notice must:

• Be in writing (electronic or paper is valid if consent is given)
• State the date your lease ends or terminate your tenancy
• If you have lived in the property for more than a year, landlords must use an ‘End of Tenancy Notice’ with a reason required only in certain cities (like Portland or Milwaukie)^[2]

Example: If your fixed-term Oregon lease ends on June 30 and you’ve lived there two years, your landlord must provide a written non-renewal notice by April 1 (90 days prior).

• In Portland, landlords must also give the ‘Portland End of Tenancy Notice’ and may need to pay relocation assistance. View official Portland notice forms.

Which Agency Handles Rental Disputes?

In Oregon, rental disputes are typically resolved by the Oregon Judicial Department—Landlord and Tenant Court (handled through your local county court). For legal questions, you may also contact the Oregon State Building Codes Division or Oregon Housing and Community Services.

What Should You Do If Your Lease Isn’t Renewed?

• Check if your landlord’s notice is valid and timely.
• Ask the landlord for the reason if it is not clear.
• If you suspect discrimination or retaliation, gather documentation (emails, letters, texts) and consider filing a complaint (see below for resources).
• Explore your options: If the notice is not legal, you may remain and challenge the non-renewal via your local circuit court.

Understanding your rights helps you plan your next steps and protects you from unfair treatment.

Frequently Asked Questions

1. Can my Oregon landlord refuse to renew my lease without a reason?
   Yes, as long as the refusal isn’t based on discrimination or retaliation, and proper notice is provided as required by state law.
2. How much notice must my landlord provide for non-renewal in Oregon?
   If you’ve lived in your rental for over one year, 90 days’ notice in writing is required. If less than one year, 30 days’ notice applies. Local ordinances may require more.
3. What if I don’t move out by the end of my lease?
   Your tenancy may convert to month-to-month, but your landlord can start an eviction process if proper notice was given and you refuse to leave.
4. Can my landlord increase my rent to make me leave?
   Rent increases must follow state rules. Large or frequent increases can sometimes be challenged if they appear retaliatory or discriminatory, but landlords can raise rent with proper notice.
5. Where do I file a complaint if my lease non-renewal rights are violated?
   Complaints can be made with Oregon Housing and Community Services or your local county court civil division handling landlord-tenant cases.

Key Takeaways for Oregon Renters

• Oregon landlords can refuse to renew most leases unless it’s for a prohibited (discriminatory/retaliatory) reason.
• Notice periods are 90 days (over 1 year of tenancy) or 30 days (under a year); local rules may require more.
• Use official resources or courts if you feel your rights have been violated when your lease ends.

It’s important to read your lease and any notices carefully to ensure your landlord is acting within Oregon law.

Need Help? Resources for Renters

• Oregon Housing and Community Services – Tenant Resources
• Oregon Judicial Department – Landlord and Tenant Issues
• Oregon Residential Landlord and Tenant Act (ORS Chapter 90)
• Portland Rental Services End of Tenancy Notices

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1. See Oregon Residential Landlord and Tenant Act (ORS Chapter 90)
2. Official forms: Portland End of Tenancy Notice

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