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Security deposit · Oregon

31 days after tenancy ends and you hand back possession.

By housr editorsStatute text checked 2026-10-05Legal review pending
A named legal reviewer hasn't signed this page yet. We read and quoted the statute ourselves on 2026-10-05. Until review, this page isn't indexed by search engines. This is information, not legal advice. See legal review.
The short answerORS 90.300(12)–(13)
Deadline31 calendar days
Before it appliesNone
If kept in bad faithTwice the amount withheld without a written accounting, or withheld in bad faith

The rule

In Oregon, the clock starts when: tenancy ends and you hand back possession. The landlord then has 31 calendar days. The statute says:

“…within 31 days after the tenancy terminates and the tenant delivers possession the landlord shall give to the tenant a written accounting that states specifically the basis or bases of the claim.”

The accounting and refund go by personal delivery or first-class mail (or e-mail if allowed).

For example, if you returned the keys on Oct 25, 2026, the date would be Nov 25, 2026. Use the Clock for your own dates.

What the landlord has to send

A written accounting that states specifically the basis of each claim, separate for deposits and prepaid rent.

“Carpet cleaning, other than the use of a common vacuum cleaner, if: (i) The cleaning is performed by use of a machine specifically designed for cleaning or shampooing carpets; (ii) The carpet was cleaned or replaced after the previous tenancy or the most recent significant use of the carpet and before the tenant took possession; and (iii) The written rental agreement provides that the landlord may deduct the cost of carpet cleaning regardless of whether the tenant cleans the carpet before the tenant delivers possession…”
ORS 90.300(7)(c)(A)

Do this

On move-out day

Give your forwarding address in writing and keep proof of sending. Photograph every room before you return the keys.

Deductions and wear and tear

Only amounts reasonably necessary to remedy defaults or repair tenant damage, not including ordinary wear and tear (ORS 90.300(7)(a)).

Oregon has statute text on specific charges:

For a charge to replace something old, Fair Charge works out a prorated estimate from the item's age and useful life, and says where the useful life comes from. See also the item guides for carpet, paint and cleaning.

If the deadline passes

Twice the amount withheld without a written accounting, or withheld in bad faith.

“…the tenant may recover the money due in an amount equal to twice the amount: (a) Withheld without a written accounting under subsection (12) of this section; or (b) Withheld in bad faith.”
ORS 90.300(16)

The usual first step is a written demand that states the date the deposit was due and cites the statute. Our demand letter does that and carries any disputed deductions.

Your next steps

Sources

  1. ORS 90.300(12)–(13) · checked 2026-10-05

Information, not legal advice. Statutes are quoted from official legislature sites; summaries are ours. Spotted an error? Tell us.