Qualifying Landlord Reasons (QLR) for No-Cause Evictions in Oregon: Rules and Relocation Fees

Oregon provides substantial protections to renters, fundamentally altering how landlords can terminate a tenancy. Under Or. Rev. Stat. § 90.427, once a tenant has lived in a property for more than one year, the landlord can no longer issue a standard no-cause eviction. Instead, the landlord must have a legally recognized Qualifying Landlord Reason (QLR). These laws ensure housing stability while allowing property owners to reclaim their investments under specific, regulated circumstances.

Navigating QLR evictions can be a legal minefield for both property owners and renters. A simple mistake in the notice can result in dismissed cases and hefty fines. If you are dealing with a termination of tenancy, we highly encourage you to browse our directory and find a local lawyer in Oregon who can ensure your rights and property are protected.

Step-by-Step Process for QLR Evictions in Oregon

Whether your property is located in Portland, Bend, or Medford, statewide rules apply to all QLR evictions. To legally ask a tenant to leave after their first year, a landlord must identify an approved reason, serve proper notice, and pay the required relocation assistance.

Step 1: Moving In (Landlord or Immediate Family)

A landlord may terminate a tenancy if they, or an immediate family member, intend to move into the unit as their primary residence. Immediate family generally includes parents, children, or a spouse. The law requires the person to actually move in within a reasonable timeframe and live there as their primary residence. If a landlord uses this reason falsely, the tenant can sue for wrongful eviction.

Step 2: Demolishing or Major Renovations

Another valid QLR is if the property owner plans to demolish the unit or undertake major renovations. To qualify, the renovations must be so substantial that the unit becomes unsafe or physically unfit to live in during the work. Cosmetic upgrades do not count. The landlord must obtain all necessary permits before issuing the notice. Disputes over whether renovations require a vacancy are often litigated in local courts like the Deschutes County Circuit Court, Bend or the Jackson County Circuit Court, Medford.

Step 3: Selling the Unit to a Primary Resident

A landlord can end a tenancy if they have accepted an offer to sell the property, and the buyer intends to move in as their primary residence. This only applies if the property is a single-family home or a duplex. The landlord must provide the tenant with written evidence of the accepted offer and the buyer's intent to occupy. If the buyer is an investor who plans to keep renting the unit, this QLR cannot be used.

Step 4: The 90-Day Notice and 1-Month Relocation Fee

When executing a QLR eviction, landlords must serve a written pre-court notice of termination in compliance with the requirements of Or. Rev. Stat. § 90.427. The notice must be delivered exactly 90 days before the termination date. Additionally, the landlord must pay the tenant one month of rent as relocation assistance. This payment must be included with the written notice itself, not paid after the tenant moves out. Legal standards for strict compliance with these notices were highlighted in appellate cases like Hickey v. Scott, 370 Or. 97 (OR Supreme Court 2022).

Step 5: Exemption for Small Landlords

There is a specific exemption regarding the relocation fee. Under Or. Rev. Stat. § 90.427, landlords who own an ownership interest in four or fewer residential dwelling units are entirely exempt from paying the one-month relocation assistance. However, they must still provide the full 90-day written notice and state the valid QLR. They must also explicitly state in the notice that they qualify for the four-unit exemption.

Associated Costs and Fees

Executing or fighting a QLR eviction involves several financial factors:

• Relocation Assistance: Equivalent to exactly one month of the current rent, paid at the time the 90-day notice is served (unless exempt).
• Wrongful Eviction Penalties: If a landlord fakes a QLR, a tenant can sue for up to three months rent, actual damages, and lawyer fees.
• Attorney Rates: Retaining legal counsel for eviction defense or compliance usually requires an initial retainer of $1,000 to $2,500, with hourly rates averaging $300 in Oregon.

Process Timelines

The standard timeline is anchored by the strict 90-day waiting period. If the tenant does not vacate by midnight on the 90th day, the landlord must file a formal FED (eviction) lawsuit. Once filed, a first appearance hearing is typically scheduled within 7 to 15 days. If the tenant contests the validity of the QLR, a trial is scheduled, adding another 15 to 30 days to the process. Overall, a contested QLR eviction can take 4 to 5 months from the date the initial notice is drafted.

Frequently Asked Questions (FAQ)