How should an Oregon landlord handle tenant move-out damages?

Short answer

Inspect the unit promptly, document conditions with photos and invoices, deduct only damage beyond ordinary wear and tear under ORS 90.300, and send an itemized accounting within 31 days. If damages exceed the deposit, the landlord may pursue the balance, typically in small claims court.

When this comes up

End-of-tenancy move-outs, especially with pet damage, smoking damage, or significant repair needs.

Oregon rule or source to check

ORS 90.300 (deductions and 31-day rule), ORS 90.140 (fees), and any lease terms on cleaning and damage responsibility.

Practical workflow

1. Inspect quickly. Walk the unit within a day or two of move-out and take date-stamped photos of every room.
2. Compare to move-in. Use the move-in condition report and photos as the baseline for what counts as damage.
3. Get invoices or written estimates. Use real numbers from contractors where possible; document any in-house labor with hours and rate.
4. Issue accounting within 31 days. Use an itemized accounting form, include the refund or balance owed, and deliver to the forwarding address.
5. Decide on collection. If damages exceed the deposit, weigh whether to pursue the balance, often through small claims court.

Common mistakes

Skipping photos at move-out, charging for upgrades disguised as repairs, and assuming the deposit is the cap on recoverable damages.

Related forms or workflows

Move-in/move-out condition reports, invoices, itemized accounting, and a small claims plan when applicable.

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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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