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

Oregon law gives landlords 31 days to return the deposit or send an itemized list of deductions, under Or. Rev. Stat. § 90.300(12)–(13) (accounting and return); § 90.300(16) (penalty).

What can a landlord deduct from a security deposit in Oregon?

Under Or. Rev. Stat. § 90.300(12)–(13) (accounting and return); § 90.300(16) (penalty), allowed deductions generally include amounts reasonably necessary to remedy the tenant's defaults under the rental agreement, including but not limited to unpaid rent (ors 90.300(7)(a)(a)) and repair of damages caused by the tenant, not including ordinary wear and tear — the landlord need not actually perform the repair to claim its reasonable cost (ors 90.300(7)(a)(b)). Normal wear and tear is not deductible.

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Oregon security deposit law

Security Deposit Laws in Oregon

Your landlord has 31 days under Oregon law to return your security deposit, or you may be owed more than what they withheld. If they keep more than they're legally allowed, you can dispute it.

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When did you move out?

This is the one that matters. Your clock starts the day you handed back the keys — not the day your landlord replies.

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Oregon security deposit return timeline

Deadline to return

31 days

Statute

Or. Rev. Stat. § 90.300(12)–(13) (accounting and return); § 90.300(16) (penalty)

Two coupled duties, both within 31 days after the tenancy terminates AND the tenant delivers possession: (a) to claim any part of the deposit or prepaid rent the landlord must give a WRITTEN ACCOUNTING stating specifically the basis or bases of the claim (ORS 90.300(12)); and (b) the landlord must return the unclaimed portion (ORS 90.300(13)). Delivery must be by personal delivery or first-class mail (email only if allowed under ORS 90.155(1)(d)). No tenant demand and no forwarding-address condition. "Security deposit" includes any last-month's-rent deposit, and unused prepaid rent is accounted for and refunded the same way.

What can a landlord legally deduct in Oregon?

Allowed

✓Amounts reasonably necessary to remedy the tenant's defaults under the rental agreement, including but not limited to unpaid rent (ORS 90.300(7)(a)(A))
✓Repair of damages caused by the tenant, not including ordinary wear and tear — the landlord need not actually perform the repair to claim its reasonable cost (ORS 90.300(7)(a)(B))
✓Carpet cleaning beyond common vacuuming, only if machine-cleaned, the carpet was cleaned or replaced before the tenancy, and the written rental agreement provides for it (ORS 90.300(7)(c)(A))

Not allowed

✗Ordinary wear and tear
✗Any purpose not specified when the deposit was required (ORS 90.300(6))
✗Forfeiture for failing to maintain a month-to-month tenancy for a minimum number of months (ORS 90.300(8))
✗Any pet deposit for a service or companion animal required as a disability accommodation (ORS 90.300(4))

What if your landlord keeps your deposit wrongfully in Oregon?

The tenant may recover TWICE the amount withheld without a written accounting under subsection (12) — no bad-faith showing required for that prong — or twice the amount withheld in bad faith (ORS 90.300(16)). Other damages under the chapter are not precluded (subsection (18)).

How TenantNex helps

1. Tell us your move-out date, deposit amount, and landlord's address — two minutes.
2. We generate a demand letter citing Or. Rev. Stat. § 90.300(12)–(13) (accounting and return); § 90.300(16) (penalty) and your exact deadline.
3. We mail it to your landlord via USPS Certified Mail with return receipt.
4. You track delivery on your case page, with day-7 and day-14 follow-up.

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Oregon tenant rights resources

HUD — tenant rights and resources
Find your state's consumer protection / Attorney General office
Key statute: Or. Rev. Stat. § 90.300(12)–(13) (accounting and return); § 90.300(16) (penalty) — verified against the official text on 2026-09-07.

Every fact on this page is verified against Oregon's official statutory text as of 2026-09-07. TenantNex is not a law firm and this is not legal advice. For complex disputes, consult a licensed attorney in Oregon.

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Your money is due back

31 days

Oregon law sets this deadline — your landlord must return your deposit or itemize deductions by then.

If they wrongfully withhold

up to 2× your deposit

Add your deposit amount above for the exact figure.

Or. Rev. Stat. § 90.300(12)–(13) (accounting and return); § 90.300(16) (penalty) — verified against the official statute 2026-09-07

Your 31 days started the day you moved out — that clock is running right now whether or not your landlord acts, and the 2× penalty only exists if you demanded it in writing before it closed.

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We don't stop at mailing it. If your landlord doesn't respond, we follow up at day 7 and day 14 — and help you build the evidence and paperwork for small claims if it comes to that. Real result: we helped Kathleen A. (Ohio) recover her full $3,000 deposit this way.

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Option	Price	Effort	Follow-up
Do it yourself	—	All of it	You chase
TenantNex	$39	Done for you	We chase
Small-claims services	$149–448	—	—
Hire an attorney	$300–2,000+	—	—

An attorney starts at $300. Filing services charge $149 for the letter alone. We prepare the whole claim for $39.

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We run your claim until you are paid — or you are ready to file.

Step 1 — certified demand letter citing your state statute, deadline and penalty
Mailed USPS Certified with return receipt, tracked to your landlord’s door
Step 2 — day-14 notice of intent to file, the one most landlords act on
Step 3 — your small-claims packet: the right form for your county, filled in
Where to file, what it costs, and how to serve your landlord
Evidence checklist, with your certified receipt as Exhibit A
Counter-response letter if your landlord disputes or underpays
Attorney referral if it is still unresolved after 21 days

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What TenantNex is — and isn't

TenantNex is not a law firm. We prepare and send correspondence using publicly available state statutes. We do not provide legal advice, legal representation, or guarantee any outcome. For complex legal matters, consult a licensed attorney in your state.