Oregon Landlord Compliance · End a tenancy
Oregon Owner-Occupant Sale Terminations 2025: Notice Period Cut From 120 to 60 Days
An Oregon landlord selling to a buyer who plans to move in used to face a 120-day wait and a rule that the unit had to be sold separately from any other dwelling unit. Since September 26, 2025, Senate Bill 586 scraps both of those conditions and opens up a faster 60-day notice path, provided the landlord backs it with written proof of the offer and, for larger landlords, a relocation payment.
Written by PlatuniThe short answer
- 1.Since September 26, 2025, an Oregon landlord terminating a tenancy to sell the unit to a buyer who will occupy it as a primary residence can use a 60-day notice instead of the prior 120-day window.
- 2.The prior requirement that the dwelling unit be purchased separately from any other dwelling unit has been eliminated.
- 3.To use the 60-day option, the landlord has to have accepted a purchase offer and provide the tenant with written evidence of that accepted offer.
- 4.Landlords with an ownership interest in more than 4 residential units in Oregon also have to pay the tenant an amount equal to one month's periodic rent, in addition to other amounts already owed under the statute, at the time the notice is given.
- 5.Landlords with 4 or fewer units are not required to make this relocation payment to use the 60-day notice option.
- 6.This comes from Senate Bill 586 (2025), Oregon Laws 2025, Chapter 291, amending ORS 90.427, effective September 26, 2025.
This covers
- · Oregon landlords and property managers terminating a tenancy to sell a unit to an owner-occupant buyer
- · The elimination of the separate-unit-sale requirement and the shift from 120 days to a faster 60-day notice option
- · The relocation payment requirement that applies specifically to landlords owning more than 4 units
Usually exempt
- · A landlord with an ownership interest in 4 or fewer residential units in Oregon doesn't owe the relocation payment to use this 60-day notice option
- · This article doesn't address termination for sale to a buyer who doesn't intend to occupy the unit as a primary residence; that's a different scenario governed by separate provisions
- · This article doesn't resolve every procedural detail connected to the relocation payment's interaction with other amounts owed under subsection (6)(a)(B); confirm the specific calculation with a qualified attorney for an active termination
1. Why eliminating the separate-unit-sale requirement matters
The prior law required that the dwelling unit be purchased separately from any other dwelling unit for this termination ground to apply; that requirement has been removed.
[Cite: ORS 90.427(5)(b), as amended by Or. Laws 2025 ch. 291]
A landlord selling a property that includes multiple units together, such as a duplex sold as one package to a buyer who will occupy one unit, can now potentially use this termination ground where the old separate-sale requirement would have blocked it.
2. Why the notice period shortened from 120 to 60 days
The prior 120-day notice window has been replaced with a 60-day minimum notice period for this specific termination ground.
[Cite: ORS 90.427(5)(b), as amended by Or. Laws 2025 ch. 291]
That's a meaningfully faster timeline for a landlord moving through a sale transaction; a landlord who previously had to plan around a 4-month notice window can now plan around roughly 2 months instead, provided the other conditions are met.
3. What written evidence of the accepted offer actually requires
To use this 60-day option, the landlord has to have accepted a purchase offer and provide the tenant with written evidence of that accepted offer.
[Cite: ORS 90.427(5)(b), as amended by Or. Laws 2025 ch. 291]
A landlord issuing this notice based on a verbal agreement or a preliminary, unaccepted offer hasn't met this condition; the offer has to actually be accepted, and documentation of that acceptance has to go to the tenant along with the notice.
4. Why the relocation payment requirement targets larger landlords specifically
The relocation payment, equal to one month's periodic rent, is required only from landlords with an ownership interest in more than 4 residential dwelling units in Oregon.
[Cite: ORS 90.427(6)(b), as amended by Or. Laws 2025 ch. 291]
A landlord who owns exactly 4 units or fewer can use the 60-day notice option without this payment obligation; a landlord with 5 or more units owes the payment as a condition of using this faster notice path.
5. Why the relocation payment is calculated the way it is
The payment required is an amount equal to one month's periodic rent, in addition to any amount already owed under a separate provision of the statute, subsection (6)(a)(B).
[Cite: ORS 90.427(6)(b), as amended by Or. Laws 2025 ch. 291]
A landlord covered by this requirement needs to calculate this payment on top of, not instead of, whatever other amount the statute already requires in connection with the termination; the exact interaction between these 2 components should be confirmed directly for a specific termination.
6. Why the payment has to be made when the notice is given, not later
The relocation payment is due at the time the notice is given to the tenant.
[Cite: ORS 90.427(6)(b), as amended by Or. Laws 2025 ch. 291]
A landlord who issues the 60-day notice but delays the relocation payment until closer to the actual move-out date hasn't satisfied this timing requirement; the payment obligation attaches at the notice stage itself.
7. Why a landlord can't offset the payment against other tenant debts
The statute doesn't allow a landlord to deduct the relocation payment from any other balance the tenant may owe, such as unpaid rent or damages.
[Cite: ORS 90.427(6)(b), as amended by Or. Laws 2025 ch. 291]
A landlord with a tenant who owes back rent still has to pay the full relocation amount separately; it can't be netted against what the tenant owes the landlord.
8. Why counting a landlord's total unit ownership matters before relying on this exemption
The 4-unit threshold is based on the landlord's total ownership interest in residential dwelling units across Oregon, not just the units at the specific property being sold.
[Cite: ORS 90.427(6)(b), as amended by Or. Laws 2025 ch. 291]
A landlord who owns 2 units at the property being sold and 3 more units elsewhere in Oregon has a 5-unit total ownership interest, which puts them over the 4-unit threshold and triggers the relocation payment requirement, even though any single property they own looks small.
9. Why this termination ground remains distinct from a general no-cause termination
This provision specifically addresses termination for sale to a buyer who will occupy the unit as a primary residence; it doesn't create a general no-cause termination right outside that specific sale-to-owner-occupant scenario.
[Cite: ORS 90.427(5)(b), as amended by Or. Laws 2025 ch. 291]
A landlord looking to end a tenancy for a reason unrelated to a bona fide owner-occupant sale needs to rely on a different, applicable termination ground under Oregon law; this provision doesn't function as a general-purpose faster termination option.
10. Why the effective date applies to notices issued on or after September 26, 2025
This amended version of the statute, with the 60-day option and eliminated separate-sale requirement, took effect September 26, 2025.
[Cite: Or. Laws 2025 ch. 291]
A landlord who issued a termination notice under the prior 120-day rule before this date isn't able to retroactively shorten that notice period; the faster option applies to notices issued on or after the effective date.
11. What property managers should do now
The practical starting point is confirming a landlord's total Oregon residential unit ownership before relying on the 60-day option, since that figure determines whether the relocation payment requirement applies.
For any termination relying on this ground, preparing the written evidence of the accepted purchase offer and, where applicable, calculating and paying the relocation amount at the same time the notice is issued keeps the termination within what this provision actually requires.
Reading this as a tenant?
If your Oregon landlord is ending your tenancy to sell your unit to a buyer who plans to live there, they can now give you as little as 60 days' notice instead of the prior 120 days, but they have to show you written proof of the accepted offer. If your landlord owns more than 4 rental units in Oregon, they also owe you a payment equal to one month's rent at the time they give you notice.
Sources and review
- 1.Senate Bill 586 (2025), Oregon Laws 2025, Chapter 291, amending ORS 90.427.
Substantive review means an editor re-checked each cited section against the current code, not that the page was re-saved. Corrections: compliance@platuni.com.
Frequently asked questions
When did Oregon's shorter owner-occupant sale termination notice take effect?
September 26, 2025, under Senate Bill 586 (2025), Oregon Laws 2025, Chapter 291.
How much notice can a landlord give now for this type of termination?
At least 60 days, down from the prior 120-day minimum.
Does the unit still have to be sold separately from other units?
No. That separate-unit-sale requirement was eliminated by this amendment.
What does a landlord have to provide to use the 60-day option?
Written evidence of an accepted purchase offer from a buyer intending to occupy the unit as a primary residence.
Which landlords owe a relocation payment under this provision?
Landlords with an ownership interest in more than 4 residential dwelling units in Oregon; those with 4 or fewer units don't owe this payment.
Can a landlord deduct the relocation payment from money the tenant owes?
No. The payment can't be offset against unpaid rent or other amounts the tenant owes.