Updated for 2026

Oregon Security Deposit Laws & Calculator

Oregon gives landlords 31 days to return your security deposit — or just 14 days if the unit is deemed unsafe. There's no deposit cap during the first year, but recent legislation limits deposits after that. Bad faith withholding can cost landlords 2x the amount plus attorney fees.

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Oregon Security Deposit — Quick Facts

Return Deadline
31 Days
14 days if unit deemed unsafe
Maximum Deposit
No Limit (Year 1)
Capped after first year
Penalty for Late Return
2x Withheld
+ court costs + attorney fees
Interest Required
✗ No
Applicable Law
ORS § 90.300
Recent Legislation — Deposit Cap After Year One: Oregon recently passed legislation that caps security deposit amounts after the first year of tenancy. During the first year, landlords can charge any amount, but renewals and ongoing tenancies are subject to the new cap. Check the latest version of ORS § 90.300 for the current limit and confirm with a local attorney if you're unsure how it applies to your lease.

Calculate Your Oregon Deposit Refund

Enter your deposit amount and move-out date to see your landlord's deadline and total refund.

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Oregon Security Deposit Law — Explained

The 31-Day Return Rule

Under ORS § 90.300, Oregon landlords must return the security deposit — or provide an itemized accounting of deductions — within 31 days after the tenancy ends. If the rental unit is deemed unsafe or unfit for habitation, the deadline drops to just 14 days. The clock starts when the tenant surrenders possession and the tenancy officially terminates.

What Your Landlord Can Deduct

Oregon landlords may deduct for unpaid rent, damage beyond normal wear and tear, and other charges allowed under the rental agreement. The landlord must provide a written, itemized accounting of all deductions. Normal wear and tear — minor scuffs, faded paint, carpet worn from regular use — cannot be charged to the tenant.

Bad Faith Penalty: 2x the Amount

If a landlord wrongfully withholds a deposit in bad faith, the tenant can recover up to 2x the amount wrongfully withheld, plus court costs and reasonable attorney fees. This penalty applies when the landlord intentionally retains money they know the tenant is owed — not just for honest mistakes or disputes over deductions.

Deposit Cap After the First Year

Oregon's recent legislation introduced a cap on security deposits after the first year of tenancy. During the initial lease term, landlords can charge any amount. But once the tenancy continues past the first year — whether through renewal or month-to-month — the deposit is subject to the new statutory cap. This is a significant change that benefits long-term renters.

What to Do If Your Landlord Won't Return Your Deposit

  1. 1
    Document everything before you leave Take timestamped photos and video of every room. Keep your lease, receipts, and all communications.
  2. 2
    Provide your forwarding address in writing Make sure your landlord knows where to send the deposit. Use email or certified mail for a paper trail.
  3. 3
    Wait 31 days after move-out (14 days if the unit was deemed unsafe). If no deposit or accounting arrives, proceed to the next step.
  4. 4
    Send a formal demand letter Use RenterCalc's demand letter generator citing ORS § 90.300. Send via certified mail.
  5. 5
    File in small claims court Oregon's small claims limit is $10,000. You can sue for up to 2x the amount wrongfully withheld plus court costs and attorney fees.

Oregon Security Deposit FAQ

How long does a landlord have to return a security deposit in Oregon?
Oregon landlords have 31 days to return the deposit or provide an itemized accounting. If the unit is deemed unsafe, the deadline is 14 days.
What is the maximum security deposit in Oregon?
There is no state limit during the first year of tenancy. After the first year, recent legislation caps the deposit amount.
What is the penalty for not returning a security deposit in Oregon?
Tenants can recover up to 2x the amount wrongfully withheld plus court costs and attorney fees if the landlord acted in bad faith.
Does Oregon require interest on security deposits?
No. Oregon does not require landlords to pay interest on security deposits.
How do I get my security deposit back in Oregon?
Document the unit, provide your forwarding address, wait 31 days, send a demand letter citing ORS § 90.300, and file in small claims court (limit: $10,000) if unresolved.

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