General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- The landlord has 31 days after the tenancy ends and the tenant gives up possession to return the deposit or the part not claimed.
- Any amount kept must be explained in a written accounting that goes to the tenant with the balance.
- If the landlord misses the deadline or withholds money in bad faith, the tenant can recover twice the amount withheld.
- Oregon does not generally set a dollar or months limit on security deposits, though a landlord cannot add or raise a deposit during the first year except for an agreed change such as a pet.
Oregon landlords must give a receipt for any deposit and list it in a written rental agreement. After the tenancy ends they have 31 days to return the deposit with a written accounting, and a bad faith refusal can cost twice the amount withheld.
Oregon security deposits at a glance
| Rule | Oregon | Law |
|---|---|---|
| Deposit limit | Oregon does not generally set a dollar or months limit on security deposits, though a landlord cannot add or raise a deposit during the first year except for an agreed change such as a pet. | ORS 90.300 |
| Deadline to return the deposit | The landlord has 31 days after the tenancy ends and the tenant gives up possession to return the deposit or the part not claimed. | ORS 90.300 |
| Itemized deductions | Any amount kept must be explained in a written accounting that goes to the tenant with the balance. | ORS 90.300 |
| Penalty for wrongful withholding | If the landlord misses the deadline or withholds money in bad faith, the tenant can recover twice the amount withheld. | ORS 90.300 |
How much you can collect
Deposit limit. Oregon does not generally set a dollar or months limit on security deposits, though a landlord cannot add or raise a deposit during the first year except for an agreed change such as a pet. (ORS 90.300)
Holding the deposit
Receipts and notices. The landlord must give the tenant a receipt for any security deposit, and no pet deposit may be charged for an assistance animal a tenant with a disability needs. (ORS 90.300)
Deductions and normal wear and tear
A deposit can cover unpaid rent and damage beyond normal wear and tear. Everyday aging, such as faded paint, small nail holes or light carpet wear, is not damage.
Itemized deductions. Any amount kept must be explained in a written accounting that goes to the tenant with the balance. (ORS 90.300)
Returning the deposit
Deadline to return the deposit. The landlord has 31 days after the tenancy ends and the tenant gives up possession to return the deposit or the part not claimed. (ORS 90.300)
Penalties for wrongful withholding
Penalty for wrongful withholding. If the landlord misses the deadline or withholds money in bad faith, the tenant can recover twice the amount withheld. (ORS 90.300)
Mistakes to avoid
- Skipping a dated move-in condition report with photos, then having nothing to compare against at move out.
- Charging for normal wear and tear.
- Missing the return deadline, even by a few days.
- Not asking for a forwarding address before the tenant leaves.
- Losing track of deposit money by mixing it with operating funds without a ledger.
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General information, not legal advice.
Verify current law
We last checked these Oregon rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Oregon attorney about your situation.
Laws named on this page
- ORS 90.300
Official sources
Oregon forms for this topic
Letters and checklists for this topic
Before you act on it. Check the statute too; this is not legal advice.
Is there a limit on security deposits in Oregon?
Oregon does not generally set a dollar or months limit on security deposits, though a landlord cannot add or raise a deposit during the first year except for an agreed change such as a pet. Source: ORS 90.300.
How long does a Oregon landlord have to return a deposit?
The landlord has 31 days after the tenancy ends and the tenant gives up possession to return the deposit or the part not claimed. Source: ORS 90.300.
What happens if a Oregon landlord keeps a deposit wrongly?
If the landlord misses the deadline or withholds money in bad faith, the tenant can recover twice the amount withheld. Source: ORS 90.300.