Oregon Security Deposit Rules: Limits & Return Deadlines

Understanding security deposit rules in Oregon is essential for renters. State law determines how much landlords can charge, when it must be returned, and what deductions are allowed. Knowing these rules helps renters avoid misunderstandings and protect their money throughout a tenancy.

What Is a Security Deposit?

A security deposit is an amount of money a landlord collects at the start of a rental agreement to cover possible unpaid rent, cleaning, or damages beyond normal wear and tear. In Oregon, the law outlines how these deposits must be handled, including limits and return deadlines.

How Much Can a Landlord Charge for a Security Deposit in Oregon?

Oregon law does not set a specific statewide limit on the amount landlords can charge for a security deposit. However, all amounts and terms must be written into the rental agreement. Local rules or rent control in certain cities (like Portland) may have additional restrictions, so check local ordinances as well.

• Statewide: No statutory maximum for security deposits.
• All deposit amounts must be clearly outlined in your lease.
• Deposit increases are only allowed with a 3 months’ written notice (except for new pets).

Types of Security Deposits

• Standard security deposit
• Additional deposits (for pets or alterations), if stated in the lease

What Can a Security Deposit Be Used For?

According to Oregon Revised Statutes (ORS) 90.300, landlords may use the deposit for:

• Unpaid rent owed at the end of tenancy
• Repairing damage beyond normal wear and tear
• Excessive cleaning required to return the unit to its move-in condition

Landlords cannot use the deposit for repairs caused by normal wear and tear, or for ordinary cleaning costs.

How Soon Must Your Security Deposit Be Returned?

Oregon law requires landlords to return a renter’s security deposit within 31 days after the tenancy ends and the renter moves out.

• Landlords must provide a written, itemized statement explaining any deductions
• If there are no deductions, you should receive the full amount within 31 days
• If no statement or deposit is returned, renters may have grounds to take action

If You Disagree With Deductions

If you believe the landlord unfairly withheld part or all of your security deposit, you can:

• Write a formal letter requesting the return of your deposit and stating your reasons
• Keep copies of your move-in and move-out condition reports and all communications
• File a complaint or take legal action if necessary (see resources below)

Official Forms Renters May Need

• Condition Report Form (no official statewide form, but your landlord might provide one or use the Portland-specific version if in Portland). Use this to record the unit’s condition at move-in and again at move-out. See Portland's Condition Report.
• Demand Letter for Return of Security Deposit (no official Oregon statewide form). Write a letter formally requesting the deposit if not returned in 31 days. Sample templates are found on the Oregon Housing and Community Services Renters’ Rights page.

When moving out, always provide your forwarding address in writing so the landlord knows where to send your deposit.

Where to Resolve Security Deposit Disputes

If you and your landlord can’t agree, you may file a claim in your local Small Claims Court or seek guidance from the Oregon Judicial Department. While Oregon doesn't have a dedicated tenant tribunal like some other states, the Oregon Housing and Community Services provides support and information.

Relevant Tenancy Legislation

• The key law is ORS 90.300 - Security Deposits
• General tenant and landlord laws: Oregon Residential Landlord and Tenant Act

FAQs: Oregon Security Deposits

1. Is there a maximum limit on security deposits in Oregon?
   No, Oregon law does not set a maximum limit for security deposits, but the amount must be disclosed in your lease.
2. How long does my landlord have to return my deposit after I move out?
   Landlords must return the security deposit, with an itemized statement of any deductions, within 31 days after you move out.
3. Can my landlord deduct for normal wear and tear?
   No, deductions from the deposit can only be for damages or cleaning beyond normal wear and tear.
4. What can I do if my landlord doesn't return my deposit?
   You can send a demand letter, seek help from Oregon Housing and Community Services, or file in Small Claims Court.
5. Do I need to use a specific form to request my deposit back?
   There is no statewide required form, but a written demand letter with your forwarding address is recommended.

Key Takeaways

• Oregon law does not set a maximum limit on security deposit amounts, but cities may have their own rules.
• Landlords must return the deposit and provide an itemized deductions statement within 31 days.
• Renters can take legal action if deposits are unfairly withheld.

Being informed helps renters confidently navigate deposit issues and assert their rights.

Need Help? Resources for Renters

• Oregon Housing and Community Services - Renters’ Rights & Resources
• Read the Oregon Residential Landlord and Tenant Act
• Rental Resource Center - City of Portland (for local rules and forms)
• Oregon Courts - Small Claims Guide

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1. ORS 90.300 - Security Deposits
2. Oregon Residential Landlord and Tenant Act
3. Oregon Housing and Community Services
4. Portland Condition Report Form

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