31 days after move-out | Up to 2x your deposit | Or. Rev. Stat. §90.300
Law verified March 1, 2026
Find out if your Oregon landlord may owe you. free, 2 minutes
Check My DepositOregon security deposit law is governed by Or. Rev. Stat. §90.300, which sets out the rights and obligations of both landlords and tenants. Under this statute, your landlord has 31 days after you move out to either return your full security deposit or provide a written itemized statement of any deductions - along with the remaining balance.
If your landlord misses this deadline or wrongfully withholds your deposit, Oregon law allows you to recover up to 2x the amount wrongfully withheld - automatically, without needing to prove intent or bad faith. This penalty applies on top of recovering the deposit itself, making timely compliance a serious financial obligation for landlords.
Oregon also requires landlords to provide a written, itemized breakdown of all deductions within the deadline window. A vague entry like “repairs” or “damages” without specific descriptions and dollar amounts is generally insufficient under Or. Rev. Stat. §90.300. If no proper itemization was provided on time, the deductions may be invalid regardless of their underlying merit.
Critically, Or. Rev. Stat. §90.300 explicitly prohibits landlords from charging for normal wear and tear - the gradual deterioration that results from ordinary, reasonable use of the property. This includes routine repainting, carpet wear from foot traffic, minor wall scuffs, and similar everyday wear. Charges for these items are not legally permitted in Oregon.
The sections below explain each aspect of Oregon deposit law in detail. If you have already received a deduction or no deposit return, our free analysis tool evaluates your specific situation against Or. Rev. Stat. §90.300, estimates the maximum modeled recovery, and generates a personalized demand letter.
Deadline
Under Or. Rev. Stat. §90.300, your Oregon landlord has 31 days to return your security deposit from the date you move out. This deadline applies regardless of whether your landlord believes deductions are owed. If they want to make deductions, they must still respond within this window with an itemized written statement.
The 31-day clock starts on your move-out date.
Penalty
If your Oregon landlord wrongfully withholds your deposit, you may be entitled to recover up to 2 times the amount wrongfully kept under Or. Rev. Stat. §90.300(16). This is on top of recovering the deposit itself. The multiplier is the penalty for the violation. Twice the amount wrongfully withheld; landlord forfeits deduction rights if no itemization.
No intent required. Miss the 31-day deadline and the 2x cap can apply under Or. Rev. Stat. §90.300(16). Your landlord cannot avoid it by claiming forgetfulness or confusion.
Example
Or. Rev. Stat. §90.300(16)
Itemization
Oregon law requires your landlord to provide an itemized written statement of any deductions within the same 31-day window. The statement must list each specific deduction with a corresponding dollar amount. A vague statement like "cleaning and repairs: $400" is generally insufficient; line items are required.
Legal Reference
Wear & Tear ProtectedQuestions
Your Oregon landlord has 31 days after your move-out date to return your security deposit along with an itemized statement of any deductions. This deadline is set by Or. Rev. Stat. §90.300.
If your landlord misses the 31-day deadline, you may be entitled to up to 2× the amount wrongfully withheld under Or. Rev. Stat. §90.300(16). This penalty applies automatically. You don't need to prove intent.
No. Oregon law under Or. Rev. Stat. §90.300 explicitly prohibits landlords from deducting for normal wear and tear. This includes faded paint, minor scuffs, small nail holes, and carpet thinning from regular use. Deductions must be for actual damage beyond what normal living causes.
Oregon small claims court handles disputes up to $10,000. Most security deposit cases fall well within this limit. No attorney is required, and filing fees are typically $30–$75. Cases are usually heard within 4–8 weeks of filing.
The statute of limitations for security deposit claims in Oregon is 6 years from the date of the violation. Don't wait. Gather documentation and act promptly. After the statute of limitations expires, you lose your legal right to recover the deposit.
Oregon landlords must provide a written, itemized statement listing each deduction with a specific dollar amount. Vague descriptions like "repairs: $500" are generally insufficient; the statement should identify what was repaired and why. This itemization must be provided within 31 days.
| State | Deadline | Penalty | Small Claims |
|---|---|---|---|
OregonYou | 31 days | 2× | $10,000 |
| 21 days | 3× | $12,500 | |
| 30 days | 3× | $10,000 | |
| 30 days | 3× | $7,500 | |
| 14 days | Forfeiture | $10,000 | |
| 15 days | Forfeiture | $8,000 |
Topics
Deduction Guides
Free analysis | Oregon law | 2 minutes
Check My Oregon Deposit (Free)