The security deposit return deadline oregon renters need to know is 31 days. Under ORS 90.300, your landlord has 31 days after your tenancy ends and you hand back the keys.
By that day, the landlord must return your deposit, or mail you a written accounting explaining every deduction. Missing that window is not a small paperwork slip. It can cost your landlord real money. If you moved out weeks ago and heard nothing, the security deposit return deadline oregon law sets is your strongest tool. Many tenants recover their full deposit simply by pointing to the statute. Below, we break down how the security deposit return deadline oregon uses actually works, in plain English.
What the 31-Day Rule Actually Requires
The clock starts on the later of two events. First, the tenancy has to end. Second, you must deliver possession back to the landlord. Once both happen, the landlord has 31 calendar days, not 31 business days. The security deposit return deadline oregon sets applies to security deposits and to prepaid rent the landlord is holding.
By day 31, the landlord must do one of two things. They can refund the money in full. Or they can send a written accounting that states specifically why they are keeping part of it. A vague note like “cleaning and damages” is not enough. The law says the accounting must state the basis of the claim. The landlord must deliver it by personal delivery or by first class mail.
However, the landlord does not have to hand you cash at move-out. Typically the check and the accounting arrive together by mail near the end of the 31 days. For example, if you moved out June 1, the security deposit return deadline oregon applies would land on July 2.
Penalties When Your Landlord Misses the Security Deposit Return Deadline Oregon Sets
Oregon gives this rule teeth. If the landlord fails to return the deposit or send the accounting on time, or wrongfully withholds money, you may be able to recover twice the amount wrongfully withheld. That is a doubling, not a small fee. A landlord who misses the security deposit return deadline oregon requires can also lose the right to keep any of it.
Here is a quick reference for renters:
| Item | Oregon rule |
|---|---|
| Return deadline | 31 days after tenancy ends and possession is delivered (ORS 90.300) |
| Written accounting | Required for any deduction; must state specific basis |
| Delivery method | Personal delivery or first class mail |
| Penalty | Up to twice the amount wrongfully withheld |
| Statewide deposit cap | None |
| Deposit increases | Not allowed in the first year; after that, at least 3 months to pay |
| Small claims limit | $10,000 |
Portland renters get extra protection. Under Portland City Code 30.01.087, deposits are generally capped at one month’s rent. If the landlord also collects last month’s rent, the extra deposit is capped at half a month’s rent. Since July 29, 2022, a violation carries $250 per violation plus actual damages, attorney fees, and costs.
What to Do If Day 31 Passes With No Deposit
Start by writing down your move-out date and the date you returned the keys. Then count 31 days forward. That date is your security deposit return deadline oregon gives you, and it anchors everything else.
Next, send a short written demand letter. Ask for the full deposit and cite ORS 90.300. Give a deadline, such as 10 days, and keep a copy. Send it by mail and email if you can. In most cases a clear letter that mentions the double-damages remedy gets a fast response.
Gather your proof now. Useful evidence includes move-in and move-out photos, the signed lease, any move-in condition checklist, receipts, and text messages. If the landlord charged for carpet cleaning, check three things. The cleaning must be done with a machine made for carpets, the carpet must have been cleaned or replaced before you moved in, and your written lease must allow the charge. Ordinary wear and tear is never deductible. As a result, faded paint, small nail holes, and worn carpet usually cannot be charged to you.
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If the money still does not come, you can file in small claims court for up to $10,000. Oregon’s small claims process is informal and does not require a lawyer. For free help, contact Oregon Law Help or a local legal-aid office before you file.
Frequently Asked Questions
Does the security deposit return deadline oregon uses start at move-out or lease end?
It starts on the later of the two. The tenancy must end, and you must deliver possession. For example, if your lease ended May 31 but you returned keys June 3, count from June 3.
What if my landlord sent the accounting on time but I disagree with the charges?
You can still challenge the deductions. Ask for receipts and compare the charges to your move-out photos. Typically, wear and tear charges and unsupported labor fees are the easiest to dispute.
Do I have to give a forwarding address to get my deposit back?
No, the statute does not condition your refund on it. However, giving one in writing helps, because the landlord mails to your last known address. Keep proof that you sent it, and check with a local legal-aid office if the check never arrives.
Check Your Rights in Your State
Find out exactly what your state’s law says about your situation — deadlines, deposit rules, and what to do next. Use our free tools to get the full picture.
Official Sources & Resources
For verified tenant rights and landlord-tenant law information:
- HUD (Tenant Rights): hud.gov
- LSC (Free Legal Aid): lsc.gov
- Cornell LII (Landlord-Tenant Law): law.cornell.edu
- State Court Self-Help: Check your state court’s self-help portal for official forms and deadlines
- State Legislature Websites: Verify exact statute language on your state legislature’s .gov site
Content last reviewed July 2026. If you notice any outdated information, please contact us.
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Disclaimer. The information on this page is provided for general informational purposes only and does not constitute legal advice. Landlord-tenant laws vary by state, county, and city, and may change without notice. The creators assume no liability for accuracy or completeness. Always verify with your state court, a local legal-aid office, or a qualified tenant attorney for advice specific to your situation.