Get Your Security Deposit Back in Oregon: A Renter's Guide

Ending a lease in Oregon comes with one final hurdle: making sure you get your full security deposit back. Security deposits can be a significant sum, and understanding Oregon's laws can help you avoid unnecessary deductions. Whether you're moving out, facing an unexpected notice, or simply want to do things right, knowing your rights and obligations can make the process smoother—and keep more money in your pocket.

Understanding Security Deposit Laws in Oregon

Oregon law protects renters and regulates how landlords can collect, hold, and return security deposits. These rules are set out in the Oregon Residential Landlord and Tenant Act.^[1] The law applies to all types of rental housing, except certain exemptions like hotels or commercial properties.

What Can a Security Deposit Cover?

• Unpaid rent or utility bills
• Repairing damage beyond normal wear and tear
• Cleaning required to return the unit to its pre-move-in condition

Landlords may not use your deposit for routine carpet cleaning or repainting due to normal use, unless there's excess damage.

Steps to Get Your Full Deposit Returned

Follow these steps to protect your rights and maximize your refund when moving out of a rental in Oregon.

1. Give Proper Notice

• Most month-to-month leases require at least 30 days' written notice before moving out. Check your lease for specifics.
• Use a written notice to end your tenancy. Keep a copy for your records.

2. Document the Rental's Condition

• Do a thorough cleaning before you leave.
• Take clear, dated photos or videos of each room, appliances, and any prior damage.
• Consider asking your landlord for a joint move-out inspection.

3. Request a Move-Out Inspection

Oregon law gives tenants the right to a move-out inspection. Landlords must inform you of your right to be present.^[1] This lets you learn about possible deductions and fix them before moving out.

• Ask your landlord to provide at least 24 hours' notice for the inspection.
• Attend the inspection, if possible, and ask questions about any potential issues.

4. Return All Keys and Provide a Forwarding Address

• Hand over all keys, garage remotes, and parking passes (if applicable).
• Give your landlord your new address, preferably in writing. This is where your deposit—or itemized statement—will be sent.

5. Review the Security Deposit Return Timeline

• Landlords must return your deposit—or send a written, itemized statement of deductions—within 31 days after your tenancy ends and you have vacated the premises.
• If your landlord makes deductions, they must explain each one with receipts or cost estimates for repairs.

6. Dispute Unfair Deductions

If you disagree with any deductions:

• Write a formal letter to your landlord, clearly stating why the deduction is invalid. Provide photos or other supporting evidence.
• If the issue isn't resolved, you may file a claim in Oregon Small Claims Court.^[2]

Official Forms and Resources

• Notice to Vacate Form (No standard number): Use this in writing to notify your landlord you are ending your tenancy. Sample templates and tips are available on the Oregon Housing and Community Services site. For example, "30-Day Notice to Vacate"—provide your name, address, intended move-out date, and signature.
• Small Claims Complaint Form (Form SC-1): If you need to file a claim for an unreturned deposit, use Form SC-1 via your local Oregon circuit courthouse. Instructions and access are on the Oregon Judicial Department Small Claims Resources page.

For both forms, file promptly after your move-out—Oregon has a one-year statute of limitations for such claims.

Who Handles Housing Disputes in Oregon?

The Oregon Judicial Department – Landlord/Tenant manages residential tenancy disputes, including deposit issues.

Frequently Asked Questions

1. How long does my landlord have to return my security deposit in Oregon?
   Landlords must return your deposit or a written, itemized list of deductions within 31 days after you move out and return the keys.
2. What if my landlord didn’t do a move-out inspection?
   Your landlord should notify you of your right to a move-out inspection. If they didn’t, you are still entitled to dispute unfair charges using your own photos and documentation.
3. Can my landlord keep my deposit for normal wear and tear?
   No. Oregon law prohibits landlords from deducting for normal wear and tear. Only unreasonable damage may be deducted.
4. What should I do if my deposit isn’t returned or I disagree with deductions?
   First, contact your landlord in writing to resolve the issue. If not resolved, you can file a small claims case through the Oregon Judicial Department.
5. Where can I find official Oregon tenant forms and resources?
   Visit the Oregon Housing and Community Services Landlord/Tenant Resources page or contact your local courthouse.

Conclusion: Key Takeaways for Oregon Renters

• Document your rental's condition before moving out and return all keys.
• Provide written notice and your forwarding address promptly.
• Dispute any unfair deductions in writing and know your right to file in small claims court if needed.

With preparation, clear documentation, and knowing Oregon law, you can help secure the return of your security deposit.

Need Help? Resources for Renters

• Oregon Housing and Community Services – Landlord/Tenant Resources
• Oregon Judicial Department – Landlord/Tenant Information
• Oregon Law Help – Free legal aid for qualifying renters
• Contact local legal aid or your county courthouse for small claims guidance

---

1. Oregon Residential Landlord and Tenant Act (ORS Chapter 90)
2. Oregon Judicial Department – Landlord/Tenant Information

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations