Understanding Automatic Lease Renewal Rules in Oregon

For renters in Oregon, understanding what happens when your lease term ends is important. Sometimes, a lease might automatically renew—even if you don't sign a new agreement. In this article, we explain Oregon's automatic lease renewal laws and what you need to know to protect your rights and plan your next steps.

What Is Automatic Lease Renewal?

Automatic lease renewal, sometimes called a "rollover" or "evergreen" clause, happens when your rental does not end on its expiration date even without signing a new agreement. In Oregon, the law treats these situations with specific rules based on the lease type:

• Fixed-term lease: A contract that runs for a set period (for example, one year).
• Month-to-month tenancy: Renews every month until either the landlord or renter ends it with notice.

If your fixed-term lease ends and you stay in the unit, Oregon law often converts your lease to a month-to-month tenancy unless the lease or landlord gives notice of a different plan.

Notice Requirements for Lease Renewal or Termination

Oregon Revised Statutes (ORS) set out clear notice requirements for ending or renewing leases. If either party wants to end or change the lease, they must give written notice:

• For most fixed-term leases: The landlord must give at least 30 days' written notice before the lease ends if they don't want it to automatically convert to a month-to-month. Read the Oregon Residential Landlord and Tenant Act.
• For renters: You should provide at least 30 days’ written notice if you plan to move out at the end of your lease.
• If your lease includes an automatic renewal clause, your landlord must give you clear written notice about the renewal, as required by ORS Chapter 90.

Common Scenarios at Lease End

• Lease ends, renter stays: Lease usually goes month-to-month unless specifically stated otherwise.
• Lease ends, landlord or renter gives notice: Tenancy ends after the proper notice period.
• Lease has an automatic renewal clause: Landlord must provide advance written notice for it to be enforceable.

Required Forms and How to Use Them

• Notice of Termination (No Cause):
  • Form name/number: No specific state-issued form for most private rentals; use a written notice format.
  • When used: If you want to move out at the end of your lease, you must notify your landlord (at least 30 days before the lease ends).
  • How to use with example: Write a letter or email stating you plan to move out, sign it, and deliver it to your landlord. For sample language and more details, see Oregon Renters Rights Handbook, p.12.
• Landlord Lease Non-Renewal Notice:
  • Form name/number: No state-mandated form; must be in writing and contain required information.
  • When used: If your landlord doesn't want to continue the tenancy, they must give you written notice at least 30 days before lease end.
  • How to use with example: Your landlord must provide a written notice—delivered personally or by mail—stating the lease will not renew.

If you're unsure, you can find guidelines and sample forms from the official Oregon Housing and Community Services website.

What If There’s a Dispute?

If you believe your automatic renewal was not properly handled or you didn't receive the required notice, you have the right to seek help. Disputes about lease renewals in Oregon are usually handled by the Oregon Circuit Courts – Landlord/Tenant division.

If you need to file a complaint or defend yourself in court, be prepared with your lease documents, correspondence, and any relevant forms. The process and timelines will be guided by Oregon state law.

FAQ: Oregon Lease Renewal and Automatic Clauses

1. Can my landlord automatically renew my lease without telling me?
   No. Oregon law generally requires landlords to provide advance written notice of any automatic renewal. If no notice is given, your tenancy usually converts to month-to-month.
2. What happens if I stay after my lease ends?
   If you stay without a new agreement and without notice from the landlord, your lease typically becomes month-to-month, with all original terms generally in effect except for the set end date.
3. How much notice do I need to give to move out at the end of my lease?
   Most renters must give at least 30 days’ written notice before moving out at the end of a fixed-term lease in Oregon.
4. Can my rent go up if my lease renews automatically?
   Rent can only be increased if your landlord gives you the proper advance written notice (usually 90 days for month-to-month tenancies). Read about rent increase rules on the Oregon Renter Protections page.
5. Who can help if I have a dispute over my lease renewal?
   You can contact your local Oregon Circuit Court's landlord-tenant division or reach out to Oregon Housing and Community Services for assistance.

Key Takeaways for Oregon Renters

• Automatic lease renewal laws protect both landlords and renters—notice is required for major changes or non-renewal.
• If you want to move, give written notice at least 30 days before your lease ends.
• Know your rights—lease terms, required forms, and official contacts—before the lease end date.

Staying informed and communicating early with your landlord are the best ways to ensure a smooth transition at the end of your lease.

Need Help? Resources for Renters

• Oregon Housing and Community Services – State agency for renter resources and housing support.
• Oregon Circuit Courts – Landlord/Tenant – Handles lease and eviction disputes.
• Oregon Renter Protections – Up-to-date state guidance and rights information.
• Oregon Residential Landlord and Tenant Act (ORS Chapter 90) – Full text of relevant tenancy legislation.
• For sample notice letters or further explanation, see the Oregon Renters Rights Handbook (PDF).

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1. Oregon Residential Landlord and Tenant Act (ORS Chapter 90): Full legislation here
2. Oregon Housing and Community Services: Renter assistance programs
3. Oregon Circuit Courts – Landlord/Tenant: Tenant/landlord dispute resources
4. Oregon Renters Rights Handbook: 2024 edition (PDF)

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