Free Oregon Late Rent Notice Template

Last reviewed September 2026

Written by LawLease Editorial

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Oregon Late Rent Notice

This Late Rent Notice is built with Oregon as the governing state. These are the Oregon landlord-tenant rules that most often bear on it, with the statute for each.

Oregon rules at a glance

Oregon rules for a Late Rent Notice
Late fees	Only after the 4th day of the rental period; must be in the written leaseORS 90.260
Nonpayment eviction notice	10-day notice (served on or after day 8) or 13-day notice (on or after day 5)ORS 90.394(2)
Nonpayment of rent	A 10-day notice served no sooner than the 8th day of the rental period, or a 13-day notice served no sooner than the 5th day, stating the amount owed and the deadline to pay (ORS 90.394(2)–(3)).
Lease violations	A 30-day notice with stated cause; if the violation can be cured, the tenant gets at least 14 days to fix it (ORS 90.392).

Rent, late fees & Oregon’s rent cap

Oregon caps residential rent increases statewide. Since 2023 (SB 611), the maximum annual increase is 7% plus the annual change in the CPI-U West, but never more than 10%. The state’s Office of Economic Analysis publishes the figure for the next calendar year by September 30: it was 10% for 2025 and is 9.5% for 2026 (ORS 90.324).

First year & frequency — Rent can’t be increased during the first year of the tenancy, and after that no more than once in any 12-month period (ORS 90.323).
90-day notice — Every increase needs at least 90 days’ written notice (7 days for a week-to-week tenancy) stating the amount of the increase, the new rent, the effective date, and the facts supporting any claimed exemption (90.323).
Exemptions — The cap doesn’t apply to a unit whose certificate of occupancy was issued less than 15 years before the notice date, or to certain regulated affordable housing (90.323). The notice and once-a-year rules still apply.
Penalty — Raising rent above the cap makes the landlord liable for three months’ rent plus the tenant’s actual damages (90.323).
Late fees — A late charge can be imposed only if rent isn’t received by the fourth day of the rental period, and only if the written lease states the fee, its type and amount, and the rent due date. It can be a reasonable flat fee once per period; a daily fee starting day 5 of no more than 6% of a reasonable flat fee; or 5% of the periodic rent for each succeeding five-day period. A landlord can’t deduct an old late fee from a current rent payment (ORS 90.260).
Screening fees — An applicant screening charge can’t exceed the landlord’s average actual cost of screening (or the customary amount charged by screening companies), requires written screening criteria first, may be charged only once per 60 days, and must be refunded within 30 days if no screening is done. Violations cost twice the fee plus $250 (ORS 90.295).

Ending an Oregon tenancy

Oregon’s termination rules change at the one-year mark. During the first year of occupancy either side can end a month-to-month tenancy on 30 days’ written notice. After the first year, the tenant can still leave on 30 days’ notice, but the landlord may terminate only for a tenant cause or a qualifying landlord reason — notice alone is no longer enough (ORS 90.427(3)).

Notice to end an Oregon tenancy (ORS 90.427)
Week-to-week (either party)	10 days
Month-to-month — tenant, any time	30 days
Month-to-month — landlord, first year	30 days, no cause needed
Landlord after year one — qualifying landlord reason	90 days, plus one month’s rent (landlords with 5+ units)
Landlord after year one — owner lives on a property of 2 units or fewer	60 days without cause (30 days on a sale to a buyer who will live there)

Qualifying landlord reasons — Demolition or conversion to non-residential use; repairs that make the unit unsafe to occupy; the landlord or an immediate family member moving in as a primary residence; or an accepted offer from a buyer who will live there (90.427(5)). Since SB 586 (2025), a sale to an owner-occupant can instead be done on 60 days’ notice if the landlord pays one month’s rent.
Fixed-term leases — After the first year, a fixed-term lease becomes month-to-month at expiration unless the landlord has a qualifying reason or the parties agree otherwise (90.427(4)). For leases entered on or after January 1, 2026, a tenant who receives a 90-day qualifying-reason notice may leave early on 30 days’ notice without owing rent after returning possession (HB 2134, 2025).
Nonpayment of rent — A 10-day notice served no sooner than the 8th day of the rental period, or a 13-day notice served no sooner than the 5th day, stating the amount owed and the deadline to pay (ORS 90.394(2)–(3)).
Lease violations — A 30-day notice with stated cause; if the violation can be cured, the tenant gets at least 14 days to fix it (ORS 90.392).
Survivors of violence — A tenant who is a victim of domestic violence, sexual assault, bias crime or stalking may end the lease on 14 days’ written notice with qualifying verification, with no liability for rent after the release date and no termination fee (ORS 90.453).

Oregon Late Rent Notice FAQs

What late fee can an Oregon landlord charge?

Only after rent is unpaid through the fourth day of the rental period, and only as stated in the written lease: a reasonable flat fee, a daily fee capped at 6% of a reasonable flat fee, or 5% of the rent for each succeeding five-day period (ORS 90.260).

Late Rent Notice in other states

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