Receipt and limits on increases
An Oregon landlord must give a written receipt for the deposit, and the lease must state the amount. During the first year of a tenancy, the landlord may not impose a new or increased deposit. After that, you must be given at least three months to pay any increase. A landlord may not charge a pet deposit for an assistance animal.
What can be claimed
The landlord may claim only what is reasonably necessary to remedy your defaults under the lease, such as unpaid rent, and to repair damage beyond ordinary wear and tear. Labor billed by the landlord or its employees must be at a reasonable hourly rate. Carpet cleaning, other than for damage beyond wear and tear, may be deducted only if all three of the conditions in ORS 90.300 are met, including a written lease provision.
Other protections
- A clause that forfeits the deposit because you did not stay a minimum number of months is not enforceable.
- Prepaid last month's rent is applied automatically to the last month.
- The deposit may be returned electronically if a signed addendum allows it, and the accounting may go by email where allowed.
31 days and the written accounting
Within 31 days after the tenancy ends and you deliver possession, the landlord must give you a written accounting stating the basis for each claim and return the balance. Prepaid rent must be accounted for separately.
Our calculator counts 31 days, not 30.
Steps to recover an Oregon deposit
- Keep the receipt and check any carpet-cleaning clause.
- Leave a forwarding address.
- Count 31 days from delivery of possession.
- Demand any wrongful deduction in writing, citing ORS 90.300(16).
- If that fails, file a claim in small claims court.
Neighboring states
Washington requires a move-in checklist and gives 30 days. California caps deposits at one month, and Nevada caps them at three months.
Frequently asked questions
Is there a cap on security deposits in Oregon?
No. ORS 90.300 sets no maximum, but no new or increased deposit is allowed in the first year.
How long does an Oregon landlord have to return a deposit?
31 days after the tenancy ends and you deliver possession.
Can an Oregon landlord charge for carpet cleaning?
Only for damage beyond wear and tear, or if all the statutory conditions, including a written lease clause, are met.
What is the penalty in Oregon?
Twice the amount withheld without a written accounting, or withheld in bad faith (ORS 90.300(16)).
Sources
Last reviewed Oct 17, 2026. Read how we verify. Found an error? Tell us.