Oregon Security Deposit Law

Oregon Security Deposit Law

Oregon security deposit law generally requires the landlord to give a written accounting and return any unclaimed security deposit balance within 31 days after the tenancy terminates and the tenant delivers possession.

The main statute is ORS 90.300. It covers security deposits, prepaid rent, written accounting, allowed deductions, delivery methods, and remedies when money is withheld without the required accounting or in bad faith.

For the source-focused version, see the Oregon security deposit statute guide.

The rule in plain English

• Deadline: 31 days after the tenancy terminates and the tenant delivers possession.
• Accounting: if the landlord keeps money, the landlord must give a written accounting stating the basis or bases of the claim.
• Refund: any unclaimed security deposit balance must be returned within the same 31-day period.
• Deductions: Oregon allows only reasonably necessary claims that fit the statute, such as unpaid rent, tenant defaults, tenant-caused damage beyond ordinary wear, and carpet cleaning only when statutory conditions are met.
• Delivery: accounting or return can be by personal delivery, first-class mail, or valid email where ORS 90.155 permits it.

Security deposit, prepaid rent, and last month's rent

Oregon treats a last month's rent deposit as part of the security-deposit framework, but prepaid rent and last-month deposits can have separate application and accounting issues.

If both a security deposit and prepaid rent are involved, ask for separate accounting. The landlord should not blur a damage deduction, unused prepaid rent, and a last-month rent deposit into one unclear number.

Allowed deductions

Oregon deductions should be tied to allowed categories and reasonable amounts. The landlord may claim amounts reasonably necessary to address tenant defaults under the rental agreement, including unpaid rent, or tenant-caused damage beyond ordinary wear and tear.

Oregon also has specific carpet-cleaning conditions. A carpet-cleaning charge is not automatically valid just because the carpet was used during the tenancy or the lease mentions cleaning.

If the landlord does not comply

Oregon can support strong recovery when the landlord misses the refund rule or withholds money in bad faith. The safer way to say it is that the tenant may seek recovery tied to twice the amount withheld without written accounting or withheld in bad faith.

That does not mean every dispute produces automatic double damages. Keep the demand focused on the missed 31-day rule, missing or weak accounting, unsupported deductions, and the amount still owed.

Related Oregon guides

• Oregon security deposit deadline
• Oregon security deposit demand letter
• What can an Oregon landlord deduct?
• Oregon security deposit evidence guide

The free guide above explains the Oregon rule. The Oregon Recovery System gives you the state-specific letters in order, so you are not guessing what to send next.

Important: This page provides general information and is not legal advice.