ORS 90.630¹
Termination by landlord
  • causes
  • notice
  • cure
  • repeated nonpayment of rent

(1) Except as provided in subsection (5) of this section, the landlord may terminate a rental agreement for space for a manufactured dwelling or floating home by giving to the tenant not less than 30 days’ notice in writing before the termination date designated in the notice, if the tenant:

(a) Materially violates a law related to the tenant’s conduct as a tenant;

(b) Materially violates a rental agreement provision related to the tenant’s conduct as a tenant and imposed as a condition of occupancy;

(c) Is classified as a level three sex offender under ORS 163A.100 (Risk assessment methodology) (3) or is an unclassified adult sex offender designated as predatory prior to January 1, 2014; or

(d) Fails to pay a:

(A) Late charge pursuant to ORS 90.260 (Late rent payment charge or fee);

(B) Fee pursuant to ORS 90.302 (Fees allowed for certain landlord expenses); or

(C) Utility or service charge pursuant to ORS 90.568 (Pro rata billing) or 90.572 (Submeter billing).

(2) A violation making a tenant subject to termination under subsection (1) of this section includes a tenant’s failure to maintain the space as required by law, rental agreement or rule, but does not include the physical condition of the dwelling or home. Termination of a rental agreement based upon the physical condition of a dwelling or home may only occur as provided in ORS 90.632 (Termination of tenancy due to physical condition of manufactured dwelling or floating home).

(3) The notice required by subsection (1) of this section must state:

(a) That the tenancy will terminate on a designated termination date;

(b) Facts sufficient to notify the tenant of the reasons for termination of the tenancy;

(c) That the tenant may avoid termination by correcting the violation by a designated date that is:

(A) At least 30 days after delivery of the notice; or

(B) If the violation involves conduct that was a separate and distinct act or omission and is not ongoing, at least three days after delivery of the notice;

(d) If a date to correct is given under paragraph (c)(B) of this subsection, that the violation is conduct that is a separate and distinct violation and that the date designated for correcting the violation is different from the termination date; and

(e) At least one possible method by which the tenant may correct the violation.

(4) For the purposes of subsection (3) of this section, conduct is ongoing if:

(a) The conduct is constant or persistent or has been sufficiently repetitive over time that a reasonable person would consider the conduct to be ongoing; and

(b) The violation does not involve a pet or assistance animal.

(5) The tenancy terminates on the termination date unless the tenant corrects the violation by the designated date in subsection (3)(c) of this section. If the notice fails to designate a date for correcting the violation, the violation must be corrected by the termination date.

(6) Notwithstanding subsection (3) of this section, if a tenant avoids termination as described in subsection (5) of this section and substantially the same act or omission that constituted a prior violation of which notice was given recurs within six months after the termination date designated in the original notice, the landlord may terminate the tenancy upon at least 20 days’ written notice before the termination date designated in the new notice specifying the violation and stating that the tenant has no right to correct the violation and avoid termination.

(7) Notwithstanding subsections (3) to (5) of this section, a tenant who is given a notice of termination under subsection (1)(c) of this section does not have a right to correct the violation. A notice given to a tenant under subsection (1)(c) of this section must state that the tenant does not have a right to avoid the termination.

(8) This section does not limit a landlord’s right to terminate a tenancy for other cause under this chapter.

(9) A tenancy terminates on the termination date designated in the notice and without regard to the expiration of the period for which, by the terms of the rental agreement, rents are to be paid. Unless otherwise agreed, rent is uniformly apportionable from day to day.

(10) Notwithstanding any other provision of this section, the landlord may terminate the rental agreement for space for a manufactured dwelling or floating home because of repeated late payment of rent by giving the tenant not less than 30 days’ notice in writing before the termination date designated in the notice if:

(a) The tenant has not paid the monthly rent prior to the eighth day of the rental period as described in ORS 90.394 (Termination of tenancy for failure to pay rent) (2)(a) or the fifth day of the rental period as described in ORS 90.394 (Termination of tenancy for failure to pay rent) (2)(b) in at least three of the preceding 12 months and the landlord has given the tenant a nonpayment of rent termination notice pursuant to ORS 90.394 (Termination of tenancy for failure to pay rent) (2) during each of those three instances of nonpayment;

(b) The landlord warns the tenant of the risk of a 30-day notice for termination with no right to correct the cause, upon the occurrence of a third nonpayment of rent termination notice within a 12-month period. The warning must be contained in at least two nonpayment of rent termination notices that precede the third notice within a 12-month period or in separate written notices that are given concurrent with, or a reasonable time after, each of the two nonpayment of rent termination notices; and

(c) The 30-day notice of termination states facts sufficient to notify the tenant of the cause for termination of the tenancy and is given to the tenant concurrent with or after the third or a subsequent nonpayment of rent termination notice.

(11) Notwithstanding subsection (5) of this section, a tenant who receives a 30-day notice of termination pursuant to subsection (10) of this section does not have a right to correct the cause for the notice.

(12) The landlord may give a copy of the notice required by subsection (10) of this section to any lienholder of the manufactured dwelling or floating home by first class mail with certificate of mailing or by any other method allowed by ORS 90.150 (Service or delivery of actual notice) (2) and (3). A landlord is not liable to a tenant for any damages incurred by the tenant as a result of the landlord giving a copy of the notice in good faith to a lienholder. [Formerly 91.886; 1991 c.844 §12; 1995 c.559 §37; 1995 c.633 §1; 1999 c.676 §22; 2001 c.596 §38; 2005 c.22 §65; 2005 c.391 §25; 2005 c.619 §20; 2007 c.906 §32; 2013 c.708 §15; 2015 c.820 §§15,22; 2017 c.442 §15; 2019 c.430 §3; 2019 c.625 §38]

Note: The amendments to 90.630 (Termination by landlord) by section 7, chapter 430, Oregon Laws 2019, become operative January 1, 2022. See section 21, chapter 430, Oregon Laws 2019. The text that is operative on and after January 1, 2022, is set forth for the user’s convenience.

90.630 (Termination by landlord). (1) Except as provided in subsection (5) of this section, the landlord may terminate a rental agreement for space for a manufactured dwelling or floating home by giving to the tenant not less than 30 days’ notice in writing before the termination date designated in the notice, if the tenant:

(a) Materially violates a law related to the tenant’s conduct as a tenant;

(b) Materially violates a rental agreement provision related to the tenant’s conduct as a tenant and imposed as a condition of occupancy;

(c) Is classified as a level three sex offender under ORS 163A.100 (Risk assessment methodology) (3); or

(d) Fails to pay a:

(A) Late charge pursuant to ORS 90.260 (Late rent payment charge or fee);

(B) Fee pursuant to ORS 90.302 (Fees allowed for certain landlord expenses); or

(C) Utility or service charge pursuant to ORS 90.568 (Pro rata billing) or 90.572 (Submeter billing).

(2) A violation making a tenant subject to termination under subsection (1) of this section includes a tenant’s failure to maintain the space as required by law, rental agreement or rule, but does not include the physical condition of the dwelling or home. Termination of a rental agreement based upon the physical condition of a dwelling or home may only occur as provided in ORS 90.632 (Termination of tenancy due to physical condition of manufactured dwelling or floating home).

(3) The notice required by subsection (1) of this section must state:

(a) That the tenancy will terminate on a designated termination date;

(b) Facts sufficient to notify the tenant of the reasons for termination of the tenancy;

(c) That the tenant may avoid termination by correcting the violation by a designated date that is:

(A) At least 30 days after delivery of the notice; or

(B) If the violation involves conduct that was a separate and distinct act or omission and is not ongoing, at least three days after delivery of the notice;

(d) If a date to correct is given under paragraph (c)(B) of this subsection, that the violation is conduct that is a separate and distinct violation and that the date designated for correcting the violation is different from the termination date; and

(e) At least one possible method by which the tenant may correct the violation.

(4) For the purposes of subsection (3) of this section, conduct is ongoing if:

(a) The conduct is constant or persistent or has been sufficiently repetitive over time that a reasonable person would consider the conduct to be ongoing; and

(b) The violation does not involve a pet or assistance animal.

(5) The tenancy terminates on the termination date unless the tenant corrects the violation by the designated date in subsection (3)(c) of this section. If the notice fails to designate a date for correcting the violation, the violation must be corrected by the termination date.

(6) Notwithstanding subsection (3) of this section, if a tenant avoids termination as described in subsection (5) of this section and substantially the same act or omission that constituted a prior violation of which notice was given recurs within six months after the termination date designated in the original notice, the landlord may terminate the tenancy upon at least 20 days’ written notice before the termination date designated in the new notice specifying the violation and stating that the tenant has no right to correct the violation and avoid termination.

(7) Notwithstanding subsections (3) to (5) of this section, a tenant who is given a notice of termination under subsection (1)(c) of this section does not have a right to correct the violation. A notice given to a tenant under subsection (1)(c) of this section must state that the tenant does not have a right to avoid the termination.

(8) This section does not limit a landlord’s right to terminate a tenancy for other cause under this chapter.

(9) A tenancy terminates on the termination date designated in the notice and without regard to the expiration of the period for which, by the terms of the rental agreement, rents are to be paid. Unless otherwise agreed, rent is uniformly apportionable from day to day.

(10) Notwithstanding any other provision of this section, the landlord may terminate the rental agreement for space for a manufactured dwelling or floating home because of repeated late payment of rent by giving the tenant not less than 30 days’ notice in writing before the termination date designated in the notice if:

(a) The tenant has not paid the monthly rent prior to the eighth day of the rental period as described in ORS 90.394 (Termination of tenancy for failure to pay rent) (2)(a) or the fifth day of the rental period as described in ORS 90.394 (Termination of tenancy for failure to pay rent) (2)(b) in at least three of the preceding 12 months and the landlord has given the tenant a nonpayment of rent termination notice pursuant to ORS 90.394 (Termination of tenancy for failure to pay rent) (2) during each of those three instances of nonpayment;

(b) The landlord warns the tenant of the risk of a 30-day notice for termination with no right to correct the cause, upon the occurrence of a third nonpayment of rent termination notice within a 12-month period. The warning must be contained in at least two nonpayment of rent termination notices that precede the third notice within a 12-month period or in separate written notices that are given concurrent with, or a reasonable time after, each of the two nonpayment of rent termination notices; and

(c) The 30-day notice of termination states facts sufficient to notify the tenant of the cause for termination of the tenancy and is given to the tenant concurrent with or after the third or a subsequent nonpayment of rent termination notice.

(11) Notwithstanding subsection (5) of this section, a tenant who receives a 30-day notice of termination pursuant to subsection (10) of this section does not have a right to correct the cause for the notice.

(12) The landlord may give a copy of the notice required by subsection (10) of this section to any lienholder of the manufactured dwelling or floating home by first class mail with certificate of mailing or by any other method allowed by ORS 90.150 (Service or delivery of actual notice) (2) and (3). A landlord is not liable to a tenant for any damages incurred by the tenant as a result of the landlord giving a copy of the notice in good faith to a lienholder.

(formerly 91.886)

Notes of Decisions

Under Former Similar Statute (Ors 91.885)

This sec­tion is exclusive method for termina­tion of mobile home space rental agree­ments. Ostlund v. Hendricks, 289 Or 543, 615 P2d 327 (1980)

In FED ac­tion to recover mobile home space, letter sent to tenant which contained no designated date for termina­tion of tenancy was ineffective notice. Ostlund v. Hendricks, 289 Or 543, 615 P2d 327 (1980)

Chapter 90

Notes of Decisions

The prevailing party in an ac­tion brought under this Act is entitled to attorney fees. Executive Manage­ment v. Juckett, 274 Or 515, 547 P2d 603 (1976)

Damages for mental distress are not recoverable under this Act. Ficker v. Diefenbach, 34 Or App 241, 578 P2d 467 (1978), as modified by 35 Or App 829, 578 P2d 467 (1978)

Where tenant terminates residential tenancy but then holds over wrongfully, landlord need not give any notice to tenant as prerequisite to maintaining ac­tion for pos­ses­sion. Skourtes v. Schaer, 36 Or App 659, 585 P2d 703 (1978), Sup Ct review denied

Landlord may waive statutory right to 30 days’ written notice from tenant. Skourtes v. Schaer, 36 Or App 659, 585 P2d 703 (1978), Sup Ct review denied

This act does not provide for recovery of punitive damages. Brewer v. Erwin, 287 Or 435, 600 P2d 398 (1979)

As this act is not penal, it is not subject to attack for vagueness. Marquam Invest­ment Corp. v. Beers, 47 Or App 711, 615 P2d 1064 (1980), Sup Ct review denied

Distinc­tion in this act between residential and nonresidential tenancies is not irra­tional, arbitrary or unreasonable under United States or Oregon Constitu­tion. Marquam Invest­ment Corp. v. Beers, 47 Or App 711, 615 P2d 1064 (1980), Sup Ct review denied

Residential Landlord and Tenant Act does not supersede common law in all aspects of per­sonal injury liability. Bellikka v. Green, 306 Or 630, 762 P2d 997 (1988)

Where jury returned general verdict for defendant and court refused to award defendant attorney fees, defendant has right, absent “unusual circumstances,” to receive attorney fees for damages for prevailing on per­sonal injury claim. Steininger v. Tosch, 96 Or App 493, 773 P2d 15 (1989), Sup Ct review denied

Where tenants counterclaim for injunctive relief and damages after landlord sent 30-day, no-cause evic­tion notice, before awarding attorney fees, district court must determine whether landlord or tenants have right to pos­ses­sion of house and whether tenants’ right to assert counterclaim is provided by statute. Edwards v. Fenn, 308 Or 129, 775 P2d 1375 (1989)

Atty. Gen. Opinions

Private process server in a forcible entry and detainer ac­tion, (1975) Vol 37, p 869; ap­pli­ca­bil­i­ty to university housing and properties, (1976) Vol 37, p 1297

Law Review Cita­tions

56 OLR 655 (1977); 16 WLR 275 (1979); 16 WLR 835 (1980)

1 Legislative Counsel Committee, CHAPTER 90—Residential Landlord and Tenant, https://­www.­oregonlegislature.­gov/­bills_laws/­ors/­ors090.­html (2019) (last ac­cessed May 16, 2020).
 
2 Legislative Counsel Committee, Annotations to the Oregon Revised Stat­utes, Cumulative Supplement - 2019, Chapter 90, https://­www.­oregonlegislature.­gov/­bills_laws/­ors/­ano090.­html (2019) (last ac­cessed May 16, 2020).
 
3 OregonLaws.org assembles these lists by analyzing references between Sections. Each listed item refers back to the current Section in its own text. The result reveals relationships in the code that may not have otherwise been apparent. Currency Information