Oregon Lease Renewal: Tenant Rights, Deadlines & Tips

Renewing your lease can feel stressful, especially if you're unsure about your rights or the Oregon laws involved. As your current lease nears its end, it's important to understand deadlines, rules for rent increases, and how to protect yourself. This guide reviews your rights as a renter in Oregon, walks you through renewal deadlines, offers useful tips, and directs you to the official resources to make the process smoother.

Understanding Lease Renewal in Oregon

In Oregon, most renters have either a fixed-term lease (e.g., one year) or a month-to-month rental agreement. At the end of a fixed-term lease, your options generally include:

• Renewing your lease for another term
• Switching to month-to-month tenancy (if agreed upon)
• Moving out at the end of the lease

The Oregon Residential Landlord and Tenant Act governs the rights and responsibilities of both tenants and landlords¹.

Key Lease Renewal Rights for Tenants

• Advance Notice: Landlords must provide written notice if they do not intend to renew your fixed-term lease. In most cases, this notice is required at least 30 days before the lease ends¹.
• Rent Increase Notices: If the landlord wishes to raise the rent, they must provide at least 90 days' written notice before the increase takes effect, according to Oregon law². Special rules may apply in cities or counties with local rent control or relocation assistance laws.
• Security Deposits: If you move out, the landlord must return your security deposit within 31 days, minus any lawful deductions.
• Renewal Offers: Landlords can offer a new fixed-term lease or opt to transition your tenancy to month-to-month. They do not have to offer renewal unless your lease specifically guarantees it.

Official Forms Used for Lease Renewal

• Notice of Non-Renewal (No specific form number):
  If your landlord decides not to renew your fixed-term lease, they are required to give written notice. There is no statewide standard template, but notices must follow Oregon’s written requirements. An example template is provided by the Oregon Housing and Community Services.
  Example: If your lease is ending June 30, your landlord should deliver written notice by May 31 if they do not wish to renew. Tenants should request written clarification if they receive only a verbal notice.
• Sample Rent Increase Notice:
  Landlords must use a written notice that clearly states the new rent amount and the date it will take effect. A sample form ("Notice of Rent Increase – ORS 90.323, 90.324, 90.600, and 90.610") can be downloaded from the official Oregon Housing and Community Services website.
  Example: If your lease renews on Sept 1 and your landlord wants to raise the rent, they must give you a written notice by June 3.

Common Lease Renewal Deadlines

For tenants, these dates matter most:

• Notice to Move Out: If you plan to vacate at the end of your lease, provide your landlord at least 30 days’ written notice, or as specified in your lease.
• Rent Increase Notice: Landlords must give at least 90 days’ written notice for a rent hike.
• Fixed-Term Lease Ending: Expect renewal information or a notice of non-renewal 30 days before your end date.

Tips to Navigate the Lease Renewal Process

• Review your current lease—some agreements set longer notice periods or automatic renewals.
• Document all communications in writing (including requests, questions, and agreements).
• Ask your landlord early if they plan to renew or for the terms of renewal.
• Check for any legal rent limits or local protections in your city or county (for example, Portland and Eugene have their own additional rules).

What Happens If There Is No Renewal or You Stay Past Lease End?

If neither party gives notice, most Oregon fixed-term leases automatically convert to a month-to-month agreement under the same terms. However, if you remain after receiving a written non-renewal notice, the landlord can begin eviction proceedings.

• Landlords must follow proper eviction procedures with written notice and, if necessary, file an eviction case with the court.

Learn more about your rights in these situations from the official Oregon Judicial Department Landlord-Tenant Program.

FAQ: Oregon Lease Renewal and Tenancy Questions

1. How much notice must my landlord give if they won't renew my lease?
   Oregon law generally requires 30 days' written notice before your lease ends. More notice may be required for longer-term tenancies or by your lease agreement.
2. Is there a limit on how much rent can be increased at renewal?
   Yes, Oregon has statewide rent cap laws that limit annual rent increases for most rentals. Your landlord must also provide 90 days’ notice in writing.
3. What if I want to stay but my lease is not renewed?
   If the landlord doesn’t renew and you stay, you may become a month-to-month tenant unless given proper non-renewal notice. Always confirm any agreements in writing.
4. Can my landlord change other lease terms at renewal?
   Yes, landlords can propose new terms or conditions in a renewal offer, but they cannot force you to accept. Review new terms carefully before signing.
5. Where can I get official Oregon forms or notice templates?
   Official notice forms and templates are available through Oregon Housing and Community Services.

Key Takeaways for Oregon Renters

• Landlords must give 30 days' written notice if not renewing a lease, and at least 90 days' notice for rent increases.
• Be proactive—ask about renewal terms early and document all important communications in writing.
• If unclear, use official Oregon forms and contact state support services for help and clarification.

Need Help? Resources for Renters

• Oregon Judicial Department Landlord-Tenant Program – Handles tenancy disputes, eviction cases, and provides court forms.
• Oregon Housing and Community Services: Renters' Rights – Official guides, sample forms, and assistance programs.
• Oregon Law Help – Landlord-Tenant Information – Plain-language legal information and contact links for local tenant advocacy groups.

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1. Oregon Residential Landlord and Tenant Act (ORS Chapter 90)
2. ORS 90.323: Rent Increases in Oregon

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