How many days does an Oregon landlord have to return a security deposit?
31 days from the date the tenant gives up possession, under ORS 90.300(13).
ORS 90.300 - Oregon Security Deposit Return Deadline
Short answer
Under ORS 90.300(13), an Oregon landlord must deliver the security deposit balance and a written, itemized accounting of any deductions within 31 days after the tenant gives up possession. Under ORS 90.300(16), failure to comply can expose the landlord to damages up to twice the amount wrongfully withheld, plus attorney fees.
When the 31-day clock starts
The deadline begins when the tenant gives up possession - typically the date keys are returned and the unit is vacated, not the lease end date if those differ. If the tenant moves out early, the clock starts at actual surrender of possession.
What the accounting must include
A written statement listing each deduction, the amount, and a brief reason (unpaid rent, repair of tenant-caused damage beyond normal wear, cleaning, unpaid utility charges). Attach receipts and invoices where available.
How to deliver the accounting and balance
Mail to the tenant's last known address (or a forwarding address the tenant provides). Use first class mail and keep a Certificate of Mailing as proof. Personal delivery also works. Email alone is risky.
Penalties for noncompliance - ORS 90.300(16)
If the landlord fails to comply with ORS 90.300, the tenant may recover up to twice the amount wrongfully withheld plus attorney fees and court costs. Bad-faith withholding strengthens that exposure substantially.
What 'wrongfully withheld' means
Wrongful withholding includes not just amounts withheld in bad faith, but also amounts withheld without the written accounting required by the statute - even if the deduction would otherwise have been valid.
Frequently asked
What is the penalty for a late deposit return in Oregon?
Up to twice the amount wrongfully withheld plus attorney fees, under ORS 90.300(16).
What if I don't have a forwarding address?
Mail the accounting and balance to the tenant's last known address - that satisfies ORS 90.300 even if the tenant has moved.
Can I deduct cleaning costs?
Yes, for cleaning needed to return the unit to move-in condition, beyond normal wear and tear. Keep receipts.
Does the deadline include weekends and holidays?
Yes. ORS 90.300 counts calendar days.
What counts as 'giving up possession'?
Usually return of keys and complete vacancy. Leaving belongings or partial occupancy may delay the trigger date.
Source references
- ORS 90.300
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Propsistant provides general landlord-tenant information from selected statutes and official sources. It is not a law firm, does not provide legal advice, does not create an attorney-client relationship, and is not a substitute for a licensed attorney in your jurisdiction.