Security Deposit Laws in Oregon

How long does a landlord have to return a security deposit in Oregon?

Under Or. Rev. Stat. § 90.300, a landlord in Oregon has 31 days after you move out to either return your full security deposit or provide an itemized statement of deductions along with any remaining balance.

Important Oregon-specific details

31 days from termination and delivery of possession. No statewide cap, but local ordinances may apply: Portland caps deposits at 1.5 months' rent and has additional tenant protections. Landlord must give SEPARATE accountings for security deposit vs. prepaid rent. Most non-refundable move-in fees are prohibited except a few specifically allowed (e.g., applicant screening).

What happens if the landlord misses the deadline in Oregon?

Missing the deadline has real consequences for landlords in Oregon. Under the statute, the penalty is: If landlord fails to provide accounting or return deposit within 31 days, or wrongfully withholds, tenant may recover the amount wrongfully withheld. If violation is willful, tenant may recover up to 2x (double) the amount wrongfully withheld plus court costs.

In practice, this means if your landlord doesn't return the deposit (or a proper itemized statement) within 31 days, you likely have a strong case in small claims court.

What can the landlord legally deduct from your deposit in Oregon?

Oregon law generally allows landlords to deduct for:

• Unpaid rent
• Damage to the unit beyond normal wear and tear — holes in walls, broken fixtures, stains, pet damage
• Cleaning costs, if the unit is left noticeably dirtier than at move-in
• Breach-of-lease costs, such as early termination fees where legally permitted

Landlords cannot deduct for normal wear and tear — faded paint, worn carpet from regular use, minor scuffs, or small nail holes from hanging pictures.

Calculator: check your deposit situation

Enter your move-out date and deposit amount below to see exactly when your landlord's deadline is — and whether they've already missed it.

What to do if your landlord won't return your deposit in Oregon

1. Send a demand letter by certified mail. Cite Or. Rev. Stat. § 90.300 and the amount owed. Keep a copy and the delivery receipt.
2. Give the landlord a reasonable response window — typically 7 to 14 days after the demand letter.
3. File in small claims court. In most states you can sue for up to $5,000–$10,000 without a lawyer. Filing fees are usually $30–$75 and often recoverable as costs.
4. Bring evidence. Lease, move-in and move-out photos, the demand letter, proof of delivery, and any communications with the landlord.

For a complete walkthrough, see our guide: What to Do If Your Landlord Won't Return Your Security Deposit.