What has to be in an Oregon move-out accounting?
Each deduction listed separately with item, reason, and amount, supported by receipts where available - under ORS 90.300(13).
ORS 90.300 - Oregon Move-Out Accounting
Short answer
Within 31 days after the tenant gives up possession, ORS 90.300(13) requires a written, itemized accounting of any security deposit deductions plus the remaining balance. Each charge should describe the item, the reason, and the amount, supported by receipts or invoices. Missing the deadline or providing inadequate itemization can cost up to twice the amount withheld plus attorney fees.
What to itemize
List each deduction separately: unpaid rent (by month), repair of tenant-caused damage beyond normal wear (by item), cleaning charges, unpaid utility amounts, and any other amounts owed under the lease. A single 'cleaning and repairs - $X' line is not enough.
Receipts and invoices
Attach contractor invoices, repair receipts, and cleaning bills. For in-house labor, document hours, the work performed, and a reasonable hourly rate. Move-out photos taken alongside move-in condition reports are powerful evidence.
Delivery to the tenant
Mail the accounting and any balance to the tenant's last known address or a forwarding address. Use first class mail and keep a Certificate of Mailing as proof. Personal delivery also works.
Common mistakes to avoid
Charging for normal wear (carpet wear in walkways, small nail holes, faded paint). Estimating instead of using actual costs. Missing the 31-day deadline by even a day. Lumping multiple repairs into one line. Failing to mail to the last known address when no forwarding is provided.
Penalty for noncompliance
ORS 90.300(16) allows up to twice the amount wrongfully withheld plus attorney fees and court costs. Missing the deadline can void otherwise-valid deductions entirely.
Frequently asked
Can I send the accounting by email?
ORS 90.300 contemplates written delivery; first class mail to the tenant's last known address is the safest method. Email alone is risky.
What happens if I miss the 31-day deadline?
ORS 90.300(16) allows the tenant to recover up to twice the amount wrongfully withheld plus attorney fees - and you may lose deductions you would otherwise have been entitled to.
Do I need receipts for every deduction?
Strongly recommended. Without supporting documentation, a court is likely to disallow the deduction if challenged.
Can I charge for in-house labor?
Yes, at a reasonable hourly rate, with documented hours and a description of the work. Inflated rates are routinely cut by courts.
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.