ORS 90.427(5) gives a landlord four special rights to terminate a tenant when the tenant has been in the property for more than one year. The landlord is able to terminate when (1) they plan to demolish the building; (2) the repairs/renovations will render the building unsafe for occupancy; (3) the landlord or a member of their family intends to live in the dwelling unit as a primary residence and nothing else in the building is comparable at the time the notice of termination is sent; and (4) the landlord has accepted an offer from a buyer who plans to occupy the dwelling as their primary residence, as long as landlord accompanies the notice of termination with evidence of the accepted offer from the Buyer.
The regular question is “Can I kick the tenant out, then sell the house? Surely the Buyer will be living in the unit.” Shot answer: no. The landlord must have the buyer’s accepted offer in hand before they can send the notice of termination to the tenant. Previously, this was always a 90-day notice of termination when invoking the “I just accepted an offer from a buyer who wants to live here” termination right. Now, in areas outside Portland and Milwaukie, the landlord has the option to either send a 90-day notice of termination or to send a 60-day notice of termination and pay the tenant one month’s rent alongside that termination.
There is an independent requirement that a landlord pay a month’s rent if they own more than 5 rental dwelling units in Oregon. If a landlord owns many rental dwellings and wishes to terminate on a 60-day timer after receiving an offer, that landlord will need to pay 2 months’ rent.