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Oregon security deposit law
Short answer: An Oregon landlord has 31 days after the tenancy ends and the tenant moves out to return the deposit or give a written accounting that states specifically why money was kept. State law sets no limit on the deposit amount, but limits raising it during the first year.
| Deadline to return the deposit | 31 days after the tenancy ends and the tenant hands over possession. |
|---|---|
| Limit on how much a landlord can charge | No limit in state law. A landlord can't add or raise a deposit during the first year of a tenancy (except for an agreed change like adding a pet), and must give at least three months to pay an increase after that. |
| Itemized list of deductions | Yes. A written accounting that states specifically the basis for each claim, with separate accountings for the deposit and any prepaid rent. Labor must be charged at a reasonable hourly rate. |
| Interest on the deposit | Not required by state law. |
| Penalty if the landlord breaks the rules | A landlord who misses the deadline or keeps money in bad faith owes twice the amount withheld without a proper accounting or in bad faith. |
| What the tenant has to do | Make sure the landlord has a way to reach you; the accounting goes by hand delivery, first-class mail, or email if your lease allows it. |
| The law | Oregon Revised Statutes Section 90.300 |
Official law: Oregon Revised Statutes Section 90.300. Checked against the statute on 2026-11-04.
Good to know
- A written lease must list any deposit.
- Professional carpet cleaning can be deducted only if the carpet was cleaned before move-in and the lease says it will be charged.
- A last month's rent deposit must be applied to the last month's rent.
- No pet deposit can be charged for a service or companion animal a tenant with a disability needs.
Tips for landlords
- Do a written move-in inspection and have the tenant sign it. Take dated photos of every room, including inside appliances and closets.
- Collect the tenant's forwarding address in writing at move-out.
- Put the itemized list and the refund in the mail well before the deadline, and keep proof of mailing.
- Normal wear and tear (faded paint, light carpet wear, small nail holes) usually can't be charged. Damage beyond that can.
Tips for tenants
- Take your own dated photos and video on move-in day and move-out day.
- Give your landlord your forwarding address in writing, and keep a copy.
- If the deadline passes, send a written demand letter that cites the law above before going to small claims court.
Common questions
How long does a landlord have to return a security deposit in Oregon?
31 days after the tenancy ends and the tenant hands over possession.
Is there a limit on security deposits in Oregon?
No limit in state law. A landlord can't add or raise a deposit during the first year of a tenancy (except for an agreed change like adding a pet), and must give at least three months to pay an increase after that.
Does a landlord in Oregon have to itemize deductions?
Yes. A written accounting that states specifically the basis for each claim, with separate accountings for the deposit and any prepaid rent. Labor must be charged at a reasonable hourly rate.