How long a landlord has to return your deposit, and what you can claim if they miss it
This page covers residential security deposits in Oregon, where a landlord has kept some or all of a deposit after a tenancy ends.
It does not cover:
Lease terms and local ordinances can change what applies. Where a city has its own deposit rules, those may differ from the state statute below.
Measured from Termination of the tenancy and delivery of possession.
The landlord must return the deposit (or the unclaimed portion) within 31 days after the tenancy terminates and the tenant delivers possession. To claim any portion, the landlord must give a written accounting stating specifically the basis of each claim within the same 31 days.
Or. Rev. Stat. § 90.300(13) ↗A landlord who withholds in bad faith may be liable for 2x the portion wrongfully withheld.
If the landlord fails to comply with the 31-day return/accounting requirement, OR withholds in bad faith, the tenant may recover TWICE the amount: (a) withheld without a written accounting, or (b) withheld in bad faith. The "no written accounting" branch is effectively automatic; the "bad faith" branch requires a finding of bad faith.
Or. Rev. Stat. § 90.300(16) ↗The clock does not start on the day you decided to leave. In Oregon it starts Termination of the tenancy and delivery of possession — for most leases that is the date you hand back the keys, not the date your notice period began.
““I deducted for cleaning and damages.””
You must give a written accounting stating the specific basis of each deduction within 31 days, and you cannot deduct for ordinary wear and tear. A vague deduction without that accounting exposes you to double damages.
Or. Rev. Stat. § 90.300(12), (16)
““The deposit covered normal wear and tear.””
Oregon law expressly prohibits deducting for ordinary wear and tear. Only damage I actually caused (beyond wear and tear) and unpaid rent may be charged against the deposit.
Or. Rev. Stat. § 90.300(7)
““I will keep the deposit and you can sue me.””
If you fail to account for and return my deposit within 31 days, or withhold in bad faith, I can recover twice the amount withheld under § 90.300(16).
Or. Rev. Stat. § 90.300(16)
Every figure on this page comes from the official text, not from a summary. The table below lists each provision used and the date it was last checked against the source.
| Statute | Last verified | Source |
|---|---|---|
| Or. Rev. Stat. § 90.300(13) | 2026-10-15 | official text ↗ |
| Or. Rev. Stat. § 90.300(16) | 2026-10-15 | official text ↗ |
| Or. Rev. Stat. § 90.300 | 2026-10-15 | official text ↗ |
| Or. Rev. Stat. § 90.300(12) | 2026-10-15 | official text ↗ |
Primary reference: Or. Rev. Stat. § 90.300 (Security Deposits; Prepaid Rent). Where the official text and a secondary summary disagree, this page follows the official text and says so. Amendments are recorded on the site changelog.
A self-help letter is the right starting point for a single deposit you can document. Get legal help if:
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31 days, counted from Termination of the tenancy and delivery of possession. Or. Rev. Stat. § 90.300(13).
A landlord who withholds in bad faith may be liable for 2x the portion wrongfully withheld. Or. Rev. Stat. § 90.300(16)
It runs from Termination of the tenancy and delivery of possession — the date you vacated and returned the keys, not the date your notice period began.
No — Oregon small claims (Circuit Court) handles civil claims up to $10,000. Attorney representation is permitted but not required.