- Home
- Lease agreement
- Oregon
- Month-to-month
Oregon month-to-month lease agreement
Written for Oregon law, checked September 24, 2026 General information, not legal advice
A month-to-month tenancy renews each month until the landlord or the tenant gives notice. Choose month-to-month as the lease type, or set a fixed-term lease to convert to month-to-month when its term ends.
Oregon rules that apply
- Ending a month-to-month tenancy
- 30 days
- by the tenant any time, by you only in the first year
- ORS 90.427(3)
Ending a month-to-month tenancy
A tenant may end a month-to-month tenancy at any time with at least 30 days' written notice. You may end one without cause with 30 days' written notice only during the first year of occupancy. After the first year, you may end it only for a tenant cause under the statute, or for a qualifying landlord reason with at least 90 days' written notice stating the reason and supporting facts: demolition or conversion, repairs that make the unit unsafe or unfit to live in, occupancy by you or an immediate family member when you have no comparable unit in the building, or a sale to a buyer who will live there.
More detail (6)
- With a qualifying-reason notice, pay the tenant one month's rent when you deliver the notice, unless you have an ownership interest in four or fewer dwelling units. ORS 90.427(6)
- For a sale to a buyer who will live there, the notice may be 60 days if you give written evidence of the accepted offer and also pay one month's rent at the time of the notice. ORS 90.427(5)(b)
- The first year of occupancy lasts while any tenant in the unit has lived there one year or less. ORS 90.427(1)(a)
- If you live in the same building or on the same property and it has no more than two units, after the first year you may end a month-to-month tenancy without cause on 60 days' notice, or 30 days for a sale to a buyer who will live there. ORS 90.427(8)
- A week-to-week tenancy ends on 10 days' written notice from either side. ORS 90.427(2)
- Ending a tenancy in violation of the qualifying-reason or three-violation rules costs three months' rent plus actual damages, and gives the tenant a defense to eviction. ORS 90.427(9)
The lease states the tenant's 30 days, your 30 days during the first year, and after that only a tenant cause or a qualifying reason on at least 90 days' notice with one month's rent unless you own four or fewer units.
Rent increases
Except in a week-to-week tenancy, you may not raise the rent during the first year of the tenancy. After that, give at least 90 days' written notice, raise it no more than once in any 12-month period, and stay within the maximum the Oregon Department of Administrative Services publishes each year by September 30: the lesser of 10 percent or 7 percent plus the West Region consumer price index. In a week-to-week tenancy, give at least seven days' written notice.
More detail (7)
- The notice must state the amount of the increase, the new rent, the date it takes effect and, if the increase is above the cap, the facts supporting the exemption. ORS 90.323(3)
- The percentage cap does not apply when the unit's first certificate of occupancy was issued less than 15 years before the date of the increase notice, or to certain regulated affordable housing. The first-year bar, the 90 days and the once-a-year limit still apply. ORS 90.323(5)
- An increase above the cap costs three months' rent plus the tenant's actual damages. ORS 90.323(6)
- If you end a tenancy without cause during the first year, the next tenant's rent may not exceed what the cap would have allowed for the old tenancy. ORS 90.323(4)
- The rent in a fixed term tenancy may not be changed by one side alone during the term. ORS 90.220(2)
- Portland adds relocation assistance when a tenant receives an increase of 10 percent or more within 12 months and asks for it in writing within 45 days. Portland City Code 30.01.085(C) See Rent control and local rules on the Oregon page
- For tenancies subject to ORS 90.323 and its percentage cap, DAS published a 9.5 percent maximum for calendar year 2026 and a 10 percent maximum for calendar year 2027. Use the percentage for the calendar year of the increase, together with the notice, timing and exemption rules above. Manufactured-dwelling and marina space tenancies governed by ORS 90.600 follow a separate regime. DAS: corrected 2026 percentages DAS: 2027 percentages, published September 28, 2026 ORS 90.323(7), 90.324
The lease's front page and Oregon tenant rights section state the first-year bar, the 90 days' notice, one increase in 12 months, and the lesser of 10 percent or 7 percent plus the index, and say the 15-year exemption is judged on the date of each notice.