Oregon Security Deposit Law (2026)
Under ORS § 90.300, landlords in Oregon have a strict deadline of 31 calendar days to return your security deposit. Wrongful bad-faith retention entitles tenants to recover up to Up to 2× deposit amount.
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Statutory 31-day return deadline under ORS § 90.300.
Statutory deadlines begin the day you vacate and return the keys.
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Oregon Security Deposit Law Quick Facts
Statutory figures codified for demand letters and small claims court filing
| Deadline to Return Deposit | 31 Calendar Days |
|---|---|
| Statutory Bad-Faith Penalty Multiplier | 2× Deposit Value |
| Small Claims Court Dollar Limit | $10,000 |
| Itemized Deduction Receipt Requirements | Mandatory written itemization with contractor receipts |
| Official Legal Citation | ORS § 90.300 |
Normal Wear & Tear vs. Damage Under Oregon Law
Landlords in Oregon frequently attempt to pass routine apartment turnover costs onto departing tenants. Under state statute, deductions for natural aging and ordinary occupancy are illegal.
- ✓Normal wear and tear
- ✓Repainting faded walls
- ✓Pre-existing damage
- ✓Routine carpet cleaning
- ✓Minor scuff marks on walls
- ✓Worn carpet from normal use
- ✓Faded or sun-bleached paint
- ✓Minor nail holes from hanging pictures
- ✓Carpet cleaning without specialized pet damage receipts
- ✗Large drywall holes, cracked mirrors, or broken interior doors
- ✗Carpet burns, bleach spills, or permanent pet urine staining
- ✗Unauthorized dark wall paint or peeling permanent adhesive
- ✗Shattered windows, missing blinds, or broken appliances
Frequently Asked Questions: Oregon Deposit Law
Clear legal answers for tenants recovering withheld rental funds.
How long does a landlord have to return a security deposit in Oregon?
Under ORS § 90.300, your landlord has exactly 31 days after you surrender the premises and return the keys to return your deposit or provide an itemized written statement of lawful deductions.
Can I sue for double or triple my deposit in Oregon?
Yes. If your landlord withholds your deposit in bad faith or fails to provide an itemized statement within 31 days, Oregon law allows tenants to sue for the unreturned balance plus statutory damages up to 2× the deposit amount.
Do I need to send a certified demand letter in Oregon?
Yes, sending a formal demand letter via USPS Certified Mail with Return Receipt is critical. Small claims court judges require verifiable proof of delivery before awarding statutory penalties or attorney fees.
What is the small claims court limit in Oregon?
The individual small claims limit in Oregon is $10,000. If your total recovery target (deposit plus statutory penalties) is within this cap, you can litigate affordably without paying expensive attorney retainers.