I never said I would be changing the lease contract mid term. I am going to fix the lease ( it is already amended) for the next potential tenant.
In oregon law, you can provide a for-cause notice that gives the tenant a time frame to cure/fix the problem or the lease is terminated. their words, not mine. He is in violation of oregon law, the lease and HOA bylaws for not allowing neighbors to peacefully enjoy their own premises. I never told him he couldn't smoke in the unit, but if it continues to bother the neighbor, we need to find a solution. I provide options (fix/cure) including looking into a smokeless ashtray and air purifier if he's smoking inside or smoking in a location outside the unit so as not to bother the neighbors.