State law file
Security deposit law in Oregon
Based on Or. Rev. Stat. § 90.300 · Verified 2026-06-11
Oregon tenants can recover up to 2x the wrongfully withheld deposit amount in penalties under Or. Rev. Stat. § 90.300.
Under Or. Rev. Stat. § 90.300, landlords in Oregon must return security deposits within 31 days of move-out. Landlords must provide an itemized statement of deductions within 31 days.
Source: Or. Rev. Stat. § 90.300. Verified 2026-06-11.
Your rights under Or. Rev. Stat. § 90.300
In Oregon, a landlord must return a tenant's full security deposit within 31 days of move-out or explain every deduction in writing. Under Or. Rev. Stat. § 90.300, a landlord who misses that window owes up to 2x the wrongfully withheld amount.
Under Or. Rev. Stat. § 90.300, landlords in Oregon must return a tenant's security deposit — or the balance after lawful deductions — within 31 days after the tenancy ends and the tenant vacates the unit. Along with the return, the landlord must provide a written, itemized statement of any deductions within 31 days. Failure to provide this statement is independently actionable.
If a landlord fails to return the deposit within 31 days, Oregon law provides for 2x the wrongfully withheld amount as damages.
What Oregon landlords can — and can't — deduct
Landlords in Oregon may deduct for unpaid rent or documented damage, but cannot charge tenants for normal wear and tear like faded paint or minor scuffs. Every deduction must be itemized within 31 days, or the landlord risks up to 2x the wrongfully withheld amount.
If your landlord charged you for anything in the right-hand column, you have grounds to dispute it under Or. Rev. Stat. § 90.300. The normal wear and tear guide has more examples.
Small claims court in Oregon
In Oregon, a tenant can sue for a wrongfully withheld deposit in small claims court, where the limit is $10,000. Filing there costs about $88, and a landlord who lets 31 days pass risks up to 2x the wrongfully withheld amount.
Oregon's small claims limit is $10,000, and filing a case there costs about Set by the court — confirm with the clerk.
If your landlord ignores your demand letter, small claims court is designed for exactly this kind of dispute. No lawyer is required — most tenants represent themselves. File in the county where the rental property is located. Bring your lease, move-out checklist, any written communications, and photos of the unit. The entire process typically takes 30–90 days from filing to judgment.
Frequently asked questions
How long does my landlord have to return my deposit in Oregon?
Under Or. Rev. Stat. § 90.300, landlords in Oregon must return the security deposit within 31 days after the tenancy ends. They must also provide an itemized statement of any deductions within 31 days.
What happens if my Oregon landlord doesn't return my deposit on time?
If a landlord fails to return the deposit within 31 days, Oregon law provides for 2x the wrongfully withheld amount as damages. You can send a formal demand letter and, if ignored, file in Circuit Court or Justice Court, Small Claims Department without an attorney.
Can my landlord deduct for normal wear and tear in Oregon?
No. Under Or. Rev. Stat. § 90.300, normal wear and tear — including minor scuffs, small nail holes, and carpet worn from normal use — cannot be deducted from your security deposit in Oregon. Only damage beyond normal wear and tear is a valid deduction.
How do I file a small claims case for my security deposit in Oregon?
File in Circuit Court or Justice Court, Small Claims Department in the county where the rental property is located. Filing costs about Set by the court — confirm with the clerk, and Oregon's small claims limit is $10,000. No lawyer is required. Bring your lease, move-out documentation, and any written communications with your landlord.
My landlord isn't responding to calls or texts — now what?
Put it in writing. A demand letter citing Or. Rev. Stat. § 90.300 names the deadline your landlord was under and the penalty the statute allows, and gives them a specific date to respond by. Sent by certified mail, it also creates a record of the date it went out and the address it reached — the kind of documentation Circuit Court or Justice Court, Small Claims Department expects if the dispute goes that far.
What your letter looks like
A Oregon demand letter opens like this
Every letter cites Or. Rev. Stat. § 90.300 and calculates the amounts from your own numbers. This sample uses a $1,750 deposit with $300 returned.
Check if your landlord owes you money
Now that you know your Oregon rights — find out if your landlord violated them.
Check my rights — freeFree. Takes 2 minutes. Real statute citations.
The letter cites your state's actual security-deposit statute — not an AI guess.
One-time $19 or $39. No subscription. No auto-renewal.
If your letter doesn't cite your state's correct security-deposit statute and deadline, we refund you in full.
DepositHawk provides legal information, not legal advice. We are not a law firm and we do not represent you.
Researching a specific landlord? Check the DepositHawk landlord ratings database — search by name or property management company to see deposit return history.
Ready to mail your letter? Send it by certified mail so you have proof of the date it went out and the date it arrived. Already wrote your own? Run it through the free letter checker before you send it. Still building your evidence file? The move-out photo checklist covers exactly what to document before you hand back the keys. If your landlord ignores the letter, the Oregon small claims guide walks through filing without a lawyer. For the whole process in one place, read what to do when a landlord won't return your deposit. A chatbot can draft a letter like this one, but it can't mail it by certified mail or search your landlord's eviction-filing history — DepositHawk does both.
More Oregon Guides
See what your state’s law says your landlord owes you, then generate a demand letter. Check my rights & generate my letter — $19
DepositHawk is not a law firm and does not provide legal advice. This information is based on Or. Rev. Stat. § 90.300 as of 2026. Laws change. Verify current statutes at your state legislature's website. Consult a licensed attorney for advice specific to your situation.
Check your rights in Oregon — Free