Does an Oregon landlord have 31 days to return a security deposit?

Short answer

Yes. Under ORS 90.300, an Oregon landlord generally has 31 days after the tenancy ends and the tenant delivers possession to return the security deposit, or to send a written itemized accounting of any amounts withheld. Missing the deadline can expose the landlord to penalties.

When this comes up

Every move-out, especially when there are damage deductions, unpaid rent, or partial returns.

Oregon rule or source to check

ORS 90.300 sets the 31-day return-and-accounting deadline and the rules for itemization. ORS 90.302 and ORS 90.140 affect fees and what may be held back.

Practical workflow

1. Confirm the end date of possession. The 31-day clock runs from when the tenancy ends and the tenant delivers possession — not from the notice date.
2. Walk and document the unit. Inspect promptly, take photos, and compare with the move-in condition report.
3. Draft the itemized accounting. List each deduction with description, dollar amount, and reason. Attach supporting invoices when possible.
4. Send refund and accounting together. Send the refund check (if any) and the accounting to the tenant's forwarding address via a reliable method.
5. Keep the proof. Retain mailing receipts, the accounting, photos, and any contractor invoices for the file.

Common mistakes

Counting from the wrong date, withholding for ordinary wear and tear, and sending only a check without the itemized accounting.

Related forms or workflows

Move-in condition report, move-out inspection report, itemized deposit accounting, and a forwarding-address record.

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Related Oregon resources

Propsistant provides educational information and workflow guidance. It is not a law firm and does not provide legal advice.

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