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The renewal offer with the rent bump inside, timed to your state's notice period.
Send a renewal offer 60 to 90 days before the lease expires. That lead time gives the tenant room to decide and you room to re-list if they decline.
Where your state's rent-increase notice period is longer than your offer lead time, pair the increase notice with the renewal. Oregon requires 90 days and Washington 60, so the notice has to go out first.
What usually changes in a renewal is the rent, the term, and updated disclosures. What almost never changes is the security deposit and the house rules. Keep the unchanged terms on one line so the tenant can see the only real change is the rent.
Date: [DATE] [TENANT NAME] [UNIT ADDRESS] Re: Lease Renewal Offer for [UNIT ADDRESS] Dear [TENANT NAME], Your current lease for the above unit expires on [LEASE END DATE]. I would like to offer you a renewal on the following terms: New lease term: [TERM, e.g. 12 months beginning MONTH DAY YEAR] New monthly rent: [NEW RENT] (current rent: [CURRENT RENT]) Security deposit: unchanged at [DEPOSIT AMOUNT] Other changes: [LIST ANY LEASE UPDATES, or "none"] Please let me know by [RESPONSE DEADLINE]. If I do not hear from you by that date, I will assume you intend to vacate at the end of your current term and will begin re-listing the unit. A signed renewal addendum follows once you confirm. Please direct any questions to [LANDLORD PHONE] or [LANDLORD EMAIL]. Sincerely, [LANDLORD NAME AND TITLE] [LANDLORD ADDRESS]
60 to 90 days before expiry is the professional standard. Thirty days is the legal floor wherever advance notice is required, but it leaves no time to re-list if the tenant declines.
Yes, when your state's increase-notice period is met by the offer's lead time. Where the increase notice is longer than your offer lead time (Oregon 90 days, Washington 60), send the increase notice first and the renewal offer after it.
Under most fixed-term leases the tenancy converts to month-to-month on the same terms, at the old rent unless a compliant increase notice ran. If your intent was non-renewal, serve a notice to vacate rather than drifting into an accidental month-to-month.
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