Can a Landlord Keep Your Deposit for Cleaning in Oregon

The 31-Day Rule and Your Written Accounting

Oregon gives your landlord a hard deadline. Within 31 days after your tenancy ends and you give back possession, the landlord must return the unclaimed portion of your deposit. They must also give you a written accounting that states the specific basis for every charge. A vague line item like “cleaning: $400” does not meet that standard.

However, many renters never get that accounting at all. If your landlord misses the 31-day window, that failure alone can support a claim. Under ORS 90.300(12), a tenant may recover twice the amount withheld in bad faith. For example, if a landlord kept $500 in bad faith, a court could award up to $1,000. As a result, the deadline is one of the strongest tools renters have.

Oregon also has no statutory dollar cap on security deposits. Typically landlords collect one month’s rent, but the law does not require that. What the law does restrict is increases — your landlord generally cannot raise your deposit during the first year of the tenancy.

When Can a Landlord Keep Deposit Cleaning Oregon Charges Legally?

Ordinary wear and tear is never deductible in Oregon. That means faded paint, small nail holes, minor scuffs on walls, and carpet worn thin from ordinary walking. In most cases, routine turnover cleaning between tenants is a cost of doing business — not your bill. Whether a landlord keep deposit cleaning oregon deduction survives review depends on whether you left the unit unusually dirty.

Carpet cleaning has its own special rule. Under ORS 90.300(7), a landlord may only charge you for carpet cleaning if all of these are true. Understanding this list matters, because a landlord keep deposit cleaning oregon carpet charge fails if even one condition is missing.

For example, if your lease says nothing about carpet cleaning, a $200 carpet charge is likely improper. Similarly, if the carpet was dirty on your move-in day, the landlord cannot bill you to fix that.

Steps to Take When a Landlord Keeps Your Deposit for Cleaning

Start by gathering evidence. Pull your move-in condition report, your lease, and any photos from both move-in and move-out. Photos with timestamps are especially persuasive. If you did not take move-out photos, written statements from friends who helped you clean can still help.

Next, send a written demand letter. Keep it short and factual. State the date you returned possession, the amount withheld, and why the charges do not match ORS 90.300. Send it by certified mail and keep a copy. Many landlords refund quickly once they realize you know the 31-day rule and the double-damages penalty.