Oregon Deposit return deadline

How this works in Oregon

Oregon gives you 31 days after the tenancy ends and the tenant hands back possession to send a written accounting of any claim against the deposit or prepaid rent, and to return whatever you don't claim. You can only deduct what is reasonably necessary for unpaid rent and other defaults or for damage the tenant caused, never ordinary wear and tear. Skip the accounting or hold money back in bad faith and the tenant can recover twice the amount.

Step by step in Oregon

1. After the tenant moves out and returns possession, inspect the unit and list damage the tenant caused, separate from ordinary wear and tear.
2. Work out only the amounts reasonably necessary to cover unpaid rent or other defaults and to repair that damage. Labor for cleaning or repairs must be at a reasonable hourly rate, even when you do the work yourself.
3. Write an accounting that states specifically the basis for each claim, with separate accountings for the security deposit and for prepaid rent.
4. Give the tenant the accounting and return any unclaimed portion within 31 days after the tenancy ends and possession is delivered.
5. Keep copies of the accounting, photos and receipts in the tenant file.

Common Oregon mistakes to avoid

• Deducting for ordinary wear and tear.
• Missing the 31-day deadline or sending one combined accounting for the deposit and prepaid rent.
• Charging inflated labor rates for cleaning or repairs.
• Keeping money without a written accounting, which exposes you to twice the amount withheld.

Sources for this section: ORS 90.300(7), (12), (13), (16) (checked 2026-10-18)

This is general information, not legal advice. The verified rule and official sources above control. Check the source or a local attorney for your situation.