Oregon rent notice

Oregon nonpayment notice: ten-day option in unincorporated Yamhill County

This form uses the ten-day notice in ORS 90.394(2)(a) for a narrow residential situation. It identifies the rent, the payment deadline and the landlord's intention to terminate if the rent is not paid. It includes the original two-page court notice about rental assistance. Preparing this packet does not file an eviction case or establish that delivery occurred.

1. Check the actual location and rental terms

The rental must be in unincorporated Yamhill County, outside all cities and towns. A mailing city such as McMinnville does not by itself show whether a property is inside city limits. Confirm the parcel's location and consult the county code and applicable lease. This form does not claim to cover municipal requirements throughout Oregon or resolve tribal jurisdiction.

The supported case is an ordinary house, apartment, townhouse or condominium with monthly rent due on the first, no extra lease notice requirements, and a new, undisputed rent default. Weekly tenancies, mobile-home lots, commercial or transient occupancy, existing cases, earlier notices, accepted payments or credits, pending rental assistance, repair or disaster issues, refused payment attempts and other special protections need separate review. Covered housing programs, government-backed loans and uncertain coverage also require a different review. The landlord must be the signer, all occupying tenants must be known, and each named tenant must receive the complete printed packet today.

2. Choose the statutory period and verify the ledger

For tenancies other than week-to-week, ORS 90.394(2) offers two different paths: at least ten days' notice given no earlier than the eighth day of the rental period, or at least thirteen days' notice given no earlier than the fifth day. This page implements only the first path for rent due on the first. It does not shorten the period merely because rent is already overdue. A week-to-week tenancy has a separate 72-hour rule and is not supported here.

Under subsection (3), the notice must identify the amount of rent required to cure and the deadline's date and time. Verify each due date and amount against the lease, receipts and ledger. List rent alone; do not add late fees, utilities, damages or other charges to the amount needed to cure this notice. The rent statement is part of the notice and must travel with it. If there is a payment or disputed credit, stop and review it rather than entering an amount that conceals the issue.

3. Count consecutive days from personal delivery

ORS 90.160 excludes the initial day of service and counts consecutive calendar days through 11:59 p.m. on the final day. Weekends and holidays count. For example, personal delivery on October 27, 2026 gives a ten-day deadline of November 6, 2026 at 11:59 p.m. Pacific Time. The form uses the current Oregon date and assumes every named tenant receives the packet that day. A signature date alone does not start the period.

If delivery does not happen today, prepare and review a new notice with the correct date before using it. Do not simply write a later delivery date on an unchanged packet with the old deadline. ORS 90.155 provides other service methods with their own conditions; first-class-mail service under subsection (1)(b), for example, adds three days. This page does not calculate mail, mail-and-attachment or mail-and-email service. Court filing and hearing schedules are separate from the notice's calendar-day calculation.

4. Provide a lawful way to pay and respect timely tender

State the payment recipient and a complete mailing address where payment can be received. Under ORS 90.394(4), payment mailed within the notice period is timely unless all conditions for its specified-location exception are satisfied. This form does not use that exception: it expressly preserves timely mailed payment and other lawful agreed methods. Do not add an instruction demanding that a mailed payment arrive before the deadline or that the tenant pay only in person.

2026 Oregon Laws chapter 23, section 3 requires acceptance of checks or other commercially reasonable methods, prohibits requiring electronic payment, and bars a late fee or nonpayment termination based on refusal to allow a qualifying offered payment. A tenant portal does not eliminate those alternatives. If a tenant has tried to pay and was refused, or assistance is in progress, this simple unpaid-rent branch is not appropriate.

5. Keep the court assistance notice and veterans' information

ORS 90.395(2) requires the Judicial Department's assistance notice to accompany a nonpayment termination notice and a later nonpayment summons. Both pages of the January 2026 court notice remain in this packet, including its translations, help information and website addresses. They are required tenant information, not technical instructions from this website. Do not discard a page, shorten the wording or remove the links to make the packet look cleaner.

ORS 90.391 and ORS 408.515 also require veterans' assistance information with tenancy termination notices. The notice includes that statement and the 2-1-1 contact lookup without asking the tenant's veteran status. The court attachment also identifies possible assistance-related protections involving Medicaid-approved rent assistance and a child under one. A potentially protected case needs individual review rather than a general assumption that the deadline controls everything.

6. Review execution and record actual delivery

Paper signing is the default. The existing optional electronic-signature choice requires actual agreement by the landlord and every named tenant for this notice, together with the landlord's intention to sign. ORS 84.013, 84.019 and 84.025 address agreement, recognition and attribution. That option concerns execution of a notice that will be printed. It does not authorize electronic delivery: ORS 84.070(10)(b) limits reliance on that chapter for electronic residential default and eviction notices, and the separate delivery rules still apply. A checkbox cannot create consent that another party never gave.

Print every page and personally hand the complete packet to each named tenant under ORS 90.155(1)(a). This page does not offer email or text as legal service. After delivery, enter the actual recipient, date, time, place and person who delivered the packet on the separate record. Keep the executed notice, rent statement, court attachment and delivery evidence together. Do not sign an actual-delivery statement in advance or confuse it with the landlord's signature adopting the notice.

7. Recheck payment and assistance before going to court

The printed deadline is not a promise that eviction will follow. ORS 90.395(3) requires dismissal of a possession complaint based on nonpayment when the landlord omitted the required assistance notice, caused the failure to tender rent, including failure to participate reasonably with assistance, or the full nonpayment amount under the notice has been tendered by payment or assistance. These protections can matter after the deadline and after filing.

Subsections (4) and (5) separately address fees after a case begins: a qualifying late-payment dismissal does not entitle the tenant to the specified prevailing-party fees, costs or attorney fees, and the landlord may charge the statutory filing fees. Payment of those filing fees is not a condition of dismissal. Do not convert later fees into an additional rent-cure demand. Any partial payment, new agreement or changed facts also require review before relying on the original notice.

8. Use the proper Yamhill court process

A residential eviction seeks possession through the court. The Oregon Courts landlord instructions distinguish that case from a separate claim for unpaid rent or damages. Before filing, check the notice, actual delivery, elapsed period, subsequent payments and required attachments, then use the current complaint and summons procedures. The Yamhill court rules govern local court practice; they do not turn this notice into a court order or permit a lockout.

For the blank version, complete the notice and rent statement and sign before delivery; leave the actual-delivery record blank until delivery occurs. For the online version, open the prepared packet and inspect all pages before printing. The customized notice is not a court-issued form; the appended assistance notice is the original court document. The explanations on this page help identify the steps and limits, while the notice itself contains the legal demand and required tenant information.