What can an Oregon landlord deduct from a security deposit?

Short answer

Under ORS 90.300, an Oregon landlord may deduct from the deposit only for amounts the tenant actually owes — unpaid rent, damages beyond ordinary wear and tear, and the cost of restoring the unit to its move-in condition. Each deduction must be itemized in writing within 31 days.

When this comes up

Every move-out where the unit has damage, cleaning needs, or unpaid charges.

Oregon rule or source to check

ORS 90.300 (deposit handling), ORS 90.302 (fees), and the move-in condition report serve as the baseline.

Practical workflow

1. 1. Compare move-in vs move-out. Use the move-in condition report and photos to identify true tenant-caused damage.
2. 2. Document each deduction. Photograph the condition, gather invoices, and tie each charge to a specific item.
3. 3. Avoid wear-and-tear charges. Faded paint, normal carpet wear, and minor scuffs typically are not deductible.
4. 4. Send a written itemized accounting. Within 31 days, send the accounting and any refund check to the tenant's forwarding address.
5. 5. Retain proof. Keep invoices, photos, and the mailing receipt in the file.

Common mistakes

Charging a flat 'cleaning fee' without itemization, deducting for repainting after normal tenancy, and missing the 31-day deadline.

Related forms or workflows

Move-in condition report, move-out inspection report, contractor invoices, itemized accounting form.

Related questions

• Normal wear and tear in an Oregon rental
• Oregon security deposit itemized accounting
• Oregon's 31-day security deposit rule
• Can a landlord charge for carpet cleaning?
• Can a landlord charge for painting?
• Oregon tenant move-out damage charges

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Related Oregon resources

• Oregon Landlord-Tenant Resource Center
• Oregon security deposit return rules
• Oregon Landlord-Tenant Law Hub