What does an Oregon security deposit accounting need to include?

Short answer

Under ORS 90.300, an Oregon deposit accounting must be in writing, itemize each deduction (such as unpaid rent, damages beyond ordinary wear and tear, and other lease-allowed charges), state the amount withheld for each item, and be delivered with any remaining balance within 31 days after possession is returned.

When this comes up

This question often comes up when a landlord has more than one type of deduction (cleaning, repairs, unpaid rent), when a tenant disputes a charge, or when only part of the deposit is being withheld. A vague accounting is one of the more common reasons deductions get challenged.

Oregon rule or source to check

ORS 90.300 requires the landlord to provide a written accounting of any portion of the deposit withheld, with the remaining balance, within 31 days of the tenancy ending. Each deduction should be described well enough that the tenant can understand what they are being charged for and tie it back to a lease provision or a specific repair.

Practical workflow

1. Practical workflow. 1) Start from the move-in condition report and dated photos. 2) For each room or item, identify whether the change is ordinary wear and tear or tenant-caused damage. 3) List each chargeable item separately with a short description, the rule or lease section that supports it, and the dollar amount. 4) Attach supporting invoices or quotes where helpful. 5) Total the deductions, subtract from the deposit, and include the refund (if any) with the accounting.
2. Common mistakes. Lump-sum charges like 'cleaning and repairs - $750' with no breakdown; charging for items considered ordinary wear and tear; deducting the full replacement cost for items with remaining useful life (such as carpet); and skipping the accounting entirely when the entire deposit is kept.
3. Related forms or workflows. A move-in/move-out condition report, dated photos, repair invoices, and a structured deposit accounting form. Propsistant's Oregon Security Deposit Assistant walks through deductions, useful-life proration, and the accounting layout.

Common mistakes

Related forms or workflows

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

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