How long does an Oregon landlord have to return a security deposit?
Under ORS 90.300, 31 days after the tenancy ends and the tenant has delivered possession.
Oregon Security Deposits
Oregon security deposits are governed by ORS 90.300. Landlords must return the deposit (or a written accounting of deductions) within 31 days after the tenancy ends and possession is returned. This page walks through the move-out workflow, allowed deductions, and the documentation that defends each line item.
Practical workflow
1) Confirm the tenancy end date and the date possession was returned - the 31-day clock under ORS 90.300 runs from the later of the two. 2) Walk the unit, photograph each room, and compare to the move-in condition report. 3) Itemize each potential deduction (unpaid rent, damages beyond ordinary wear and tear, agreed charges from the lease). 4) Gather invoices or quotes for each repair line. 5) Prepare the written accounting with the deposit balance and any refund check. 6) Mail to the tenant's forwarding address using a method that creates a paper trail.
Common mistakes
Missing the 31-day deadline because the clock was counted from move-out instead of possession return; charging for ordinary wear and tear; deducting carpet replacement at full value instead of prorated useful life; failing to itemize each charge; charging cleaning fees not supported by the lease and condition; and skipping the written accounting when the entire deposit is kept.
Related Propsistant tools
Use the Oregon Security Deposit Assistant to step through deductions and the accounting, the Move-Out Checklist guide to standardize inspections, and /or/ask to research borderline deductions before sending the accounting.
Common Oregon questions
What can be deducted from a security deposit in Oregon?
Unpaid rent, damages beyond ordinary wear and tear, and charges allowed by the rental agreement, all itemized in the written accounting under ORS 90.300.
What happens if the 31-day deadline is missed in Oregon?
Missing the ORS 90.300 deadline can expose the landlord to twice the wrongly-withheld amount in tenant claims, so the accounting and refund should go out well before day 31.
Related Oregon resources
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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.