What Happens When My Tenant’s Lease Is Up?
We start the renewal conversation early, well before the lease actually ends. Keeping a good resident in place is almost always worth more than the rent increase you would chase by letting them go, and a turnover costs far more than most owners expect.
Why renewal is the cheapest month of the year
A renewal costs you a modest fee. A turnover costs you vacancy days, make-ready work, marketing, and screening, and it resets a tenancy that was already working. That is why we treat renewal as a decision to be made deliberately and early rather than a deadline to react to.
How the renewal process works
- We start early. Renewal conversations begin well before the current tenancy creates time pressure, because a resident deciding under a deadline is a resident who starts looking at other listings.
- We look at the current market. We price the renewal against what comparable homes are actually renting for now, not against what your property rented for a year ago.
- We check what the law allows. Any increase is calculated inside Oregon’s rent cap framework and, for covered Portland properties, the city overlay on top of it.
- We bring you a recommendation. You see the market data, the allowable increase, and our read on whether this resident is worth holding at a smaller bump. The decision is yours.
- We handle the paperwork and notice timing. Renewal documents and any required increase notices go out correctly and on schedule.
Rent increases and Oregon law
Oregon operates under a statewide rent cap and just-cause eviction framework through SB 608. Portland adds a stricter city-level overlay under PCC 30.01.085, with its own relocation assistance requirements and rules for covered units. The allowable amount and the required notice both change, and getting either wrong creates real legal and financial exposure.
We manage rent increase calculations, notice timing, and relocation assistance determinations as standard operating procedure rather than as something we look up when a problem surfaces. That is a large part of what the management fee is buying.
What a renewal costs
- Silver: lease renewal fee of $295
- Gold: lease renewal fee of $195
- Platinum: no renewal fees
Full details are on our pricing and fees page.
What if the resident does not renew?
Then we move straight into turnover: a move-out inspection against the move-in condition documentation, any make-ready work coordinated through our vetted vendors, and the property back on the market. Because we start renewal conversations early, we usually know a resident is leaving in time to begin marketing before the home is empty, which is what keeps vacancy days down.
What if I want to end the tenancy?
Oregon’s just-cause framework limits when and how a tenancy can be ended, and the rules differ depending on the property and the circumstances. Talk to us before you make plans that depend on a specific date. We will tell you what is actually available to you and what notice is required.
