Oregon Eviction Notice Overview
Oregon Uses 10-Day or 13-Day Notice, Not 3-Day
Oregon requires a 10-day or 13-day notice for first-offense non-payment under ORS §90.394. For repeat non-payment within 12 months, a 144-hour (6-day) notice is available. There is no 3-day notice option for non-payment in Oregon. Using the wrong notice period will result in dismissal.
Oregon has one of the most detailed eviction frameworks in the country, governed by ORS Chapter 90. For non-payment of rent, the first offense requires either a 10-day notice (if rent is the only issue) or a 13-day notice (if the landlord is also demanding late fees). A 3-day notice for non-payment has not been valid in Oregon for many years. The only short-notice option is the 144-hour (6-day) notice for repeat non-payment within 12 months.
Oregon's eviction courts are the circuit courts in each county. Multnomah County (Portland) has the highest volume. Oregon has some of the strongest tenant protections in the nation, including statewide rent stabilization (capping annual increases at 7% plus CPI), just-cause eviction requirements for tenancies over 12 months, and extensive notice requirements. Portland and other cities have additional local protections. These layers make Oregon eviction law complex.
10/13 Days
Non-payment notice
$88-$170
Filing fees
Written
Notice required
3-6 wks
Court process
Oregon Legal Requirements
Oregon's non-payment notice requirements under ORS §90.394 are detailed and strict. The notice must include specific statutory language about the tenant's rights and available resources. Courts routinely dismiss cases where the notice is defective.
Required Notice Elements
- Written Notice: Must be in writing per ORS §90.394
- Correct Period: 10 days for rent only, 13 days if including late fees, 144 hours for repeat non-payment
- Rent Amount: Exact dollar amount of past-due rent
- Tenant Rights Statement: Oregon requires specific language about tenant's rights and resources
- Tenant and Property Info: All tenant names and the complete property address
- Payment Instructions: Where and how the tenant can pay the rent owed
How to Serve an Eviction Notice in Oregon
Oregon law specifies service methods under ORS §90.155. Personal delivery, first-class mail, and posting plus mailing are all acceptable, but each has different timing implications.
Determine the Correct Notice Period
First non-payment: 10 or 13 days. Repeat within 12 months: 144 hours. Using the wrong period invalidates the notice.
Include Required Statutory Language
Oregon mandates specific language about tenant rights, available resources, and the consequences of non-payment.
Serve Using Approved Methods
Personal delivery (clock starts same day), first-class mail (add 3 days), or posting plus mailing.
Wait the Full Period
Allow the complete notice period to expire. Do not file early.
File in Circuit Court
After the notice expires, file a complaint for eviction in the circuit court for the county where the property is located.
Oregon Eviction Timeline
After the notice period expires, the landlord files an eviction complaint. Oregon circuit courts schedule a first appearance within 7-14 days. The tenant can request a trial, which adds additional time.
Portland (Multnomah County) cases often take longer due to high caseloads and the availability of tenant legal services through the Portland Renter Services program. Other Oregon counties may be faster.
After judgment, the court issues a writ of execution. The sheriff posts a notice giving the tenant 4 days to vacate. Total time: 4-8 weeks (uncontested) or 2-4 months (contested). Portland cases can take longer.
Oregon Court Fees & Costs
Below are the typical costs associated with the eviction process in Oregon. Actual fees may vary by county.
| Fee / Cost | Typical Amount |
|---|---|
| Circuit Court Filing | $88 - $170 |
| Service of Summons | $40 - $80 |
| Writ of Execution | $30 - $50 |
| Attorney Fees (optional) | $750 - $3,000 |
| Sheriff Enforcement | $50 - $200 |
Sample Oregon Eviction Notice
Below is a preview of the Oregon-compliant eviction notice.
10-DAY NOTICE OF NON-PAYMENT OF RENT
STATE OF OREGON
Pursuant to ORS §90.394
TO TENANT(S):
Name: [Full Legal Name]
Address: [Oregon Property Address]
RENT DEMAND:
Past-due rent: $[Amount]
Period: [Month/Year]
NOTICE
You have TEN (10) DAYS from delivery to pay the full past-due rent of $[Amount] for [Month/Year] or your tenancy will be terminated. You have the right to contact Oregon tenant resources for assistance. Payment may be made to [landlord] at [address/method].