Deposit laws by state › Oregon
State law · Oregon
Oregon security deposit law
How long your landlord has to return your deposit, what they can deduct, and what happens if they get it wrong.
Short answer: Within 31 days after the tenancy ends and the tenant returns possession, the landlord must return any part of the deposit it is not claiming, by personal delivery or first-class mail.
How long does a landlord have to return a security deposit in Oregon?
- Return deadline
- Within 31 days after the tenancy ends and the tenant returns possession, the landlord must return any part of the deposit it is not claiming, by personal delivery or first-class mail.ORS 90.300(13)
- Itemized list
- Any claim against the deposit requires a written accounting stating the basis for it, within the same 31 days.ORS 90.300(12)
Prefer a full page? Use the security deposit deadline calculator.
What happens if an Oregon landlord misses the deadline?
- If the landlord misses it
- Oregon's remedy is twice the amount withheld rather than a stated forfeiture.ORS 90.300(16)
- Penalty
- If the landlord keeps money without the written accounting, or in bad faith fails to return it, the tenant recovers twice the amount withheld. Courts have held they cannot reduce this amount.ORS 90.300(16)
What can an Oregon landlord deduct from your deposit?
What can be deducted: Only amounts reasonably necessary to remedy the tenant's defaults, including unpaid rent, and to repair damage the tenant caused, not including ordinary wear and tear. (ORS 90.300(7)(a))
Normal wear and tear: Ordinary wear and tear cannot be charged. (ORS 90.300(7)(a)(B))
Cleaning: Labor for cleaning or repairs must be at a reasonable hourly rate. Carpet cleaning may be charged only if done with a machine designed for carpets, the carpet was cleaned or replaced after the prior tenant, and the written lease allows it. (ORS 90.300(7)(b)-(c))
What the itemized list must include: A written accounting stating specifically the basis for each claim. (ORS 90.300(12))
More on common charges: normal wear and tear, cleaning, painting, and a missing itemized list.
Taking a deposit case to small claims court in Oregon
Small-claims limit: Oregon small claims covers claims of $10,000 or less. (Oregon Judicial Department guidance)
Most deposit disputes never get that far. A clear demand letter, sent by certified mail, often settles them first.
What to do if your Oregon landlord kept your deposit
- Pin down your dates. When you moved out, returned the keys, and gave a forwarding address in writing. Compare them with the deadline above.
- Gather your evidence. Move-in and move-out photos, the lease, the landlord's list of deductions, receipts and messages. The case checklist covers what matters.
- Send a demand letter by certified mail. Ask for the money, cite Oregon's rules, and give a deadline to pay. What a demand letter does.
- If they still don't pay, consider small claims court. You don't need a lawyer there.
Get a demand letter built on Oregon's rules
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Sources
These rules come from the same verified table the Demand Letter Companion uses, checked against the sources below on October 25, 2026. Laws change; check the current official text before relying on a date.
- ORS 90.300: oregon.public.law
- Oregon Judicial Department guidance: courts.oregon.gov
Other states: see the guides for all 50 states and DC
This page is general legal information, not legal advice. Local ordinances can add rules, and your lease and facts matter. For advice about your situation, consult a licensed attorney in Oregon.