What is the Oregon security deposit return deadline?

Short answer

Under ORS 90.300, an Oregon landlord generally must return the security deposit, or a written accounting of any deductions plus any balance, within 31 days after the tenancy ends and the tenant has delivered possession. The clock usually runs from the later of those two events, and missing the deadline may expose the landlord to damages.

When this comes up

This question often comes up at the end of a tenancy - especially when the tenant moves out before the lease end date, leaves possessions behind, or returns keys on a different day than the official move-out. The exact start of the 31-day window depends on the situation.

Oregon rule or source to check

ORS 90.300 sets the 31-day deadline for returning the security deposit and providing a written accounting of any withheld amount. Failure to comply can expose the landlord to damages of up to twice the amount wrongfully withheld. Related sections cover acceptable methods of delivery and what a proper accounting must include.

Practical workflow

1. 1. Practical workflow. 1) Pin down the tenancy end date and the date possession was actually returned (keys back, unit empty). 2) Calculate day 31 from the later of those two dates. 3) Walk the unit promptly, document conditions with dated photos, and price out any repairs. 4) Prepare the written accounting and refund check well before day 31. 5) Send to the tenant's forwarding address using a method that creates a paper trail.
2. 2. Common mistakes. Starting the 31-day clock from the lease end date instead of when possession was actually returned; mailing the accounting on day 31 without accounting for delivery time; failing to include the written accounting when the entire deposit is withheld; and sending the refund to a stale address when a forwarding address was provided.
3. 3. Related forms or workflows. A move-out inspection report, dated photos, repair invoices, and a written deposit accounting are the core documents. Propsistant's Oregon Security Deposit Assistant can help structure each line item before sending the accounting.

Common mistakes

Related forms or workflows

Related questions

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Related Oregon resources

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