Updated 2026 · Oregon Law
Security Deposit Laws in Portland, Oregon (2026)
Under Or. Rev. Stat. § 90.300, landlords in Portland must return your security deposit within 31 days after you vacate the unit. Failure to comply entitles you to the deposit plus statutory penalties. This page is a plain-language reference to Oregon's security deposit statute as it applies to Portland renters. Portland's Renter Relocation Assistance Ordinance and Portland Housing Code impose additional tenant protections, though the core deposit return rules are governed by Oregon state law.
31
Days to Return
Up to 2× deposit
Penalty
$10,000
Small Claims Limit
Oregon Security Deposit Statute — Quick Reference
Statute
Return Deadline
31 days after tenancy ends — Must provide itemized statement
Penalty
You can recover up to twice the amount wrongfully withheld
Small Claims Limit
$10,000
Filing Fee
$35–$55
The 31-Day Return Deadline in Detail
Under Or. Rev. Stat. § 90.300, a Portland landlord has 31 calendar days after the tenancy ends to return your security deposit. If the landlord makes deductions, they must provide a written, itemized statement of each deduction along with copies of receipts, invoices, or estimates supporting each charge.
Important: Must provide itemized statement. The clock starts when the tenancy legally terminates — typically your move-out date or lease end date, whichever is later. To protect your rights, provide your forwarding address in writing on or before your move-out date.
Penalty for Violation
Oregon Statutory Penalty
You can recover up to twice the amount wrongfully withheld
Cite: Or. Rev. Stat. § 90.300
Up to 2x the amount wrongfully withheld. To recover these penalties, file in small claims court in Portland's jurisdiction. You may also send a formal demand letter first — many landlords return deposits once they receive a written legal demand citing the applicable statute.
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Small Claims Court — Oregon
How to find your court
File at the Small Claims Department of the Justice Court or Circuit Court where the property is located.
Oregon court finder →Portland Security Deposit FAQ
How long does a Portland landlord have to return my security deposit?
31 days after you vacate the unit, under Or. Rev. Stat. § 90.300(12). The landlord must return the deposit or provide a written accounting of deductions within 31 days. Oregon specifies 31 days (not 30) to accommodate month-end tenancies. The accounting must describe each deduction in reasonable detail.
What is the penalty if my Portland landlord wrongfully withholds my deposit?
Under Or. Rev. Stat. § 90.300(16), a landlord who wrongfully fails to return a deposit is liable for up to 2x the amount wrongfully withheld. Oregon courts have applied this penalty where landlords failed to provide a timely written accounting, made unsupported deductions, or claimed charges that were clearly normal wear and tear. Punitive damages beyond 2x are possible in cases of willful bad faith.
Does my Portland landlord have to provide documentation for deductions?
Yes. Under Or. Rev. Stat. § 90.300(12), the written accounting must explain the basis for each deduction in reasonable detail. While Oregon does not require receipts to accompany the 31-day accounting, the landlord must send receipts, estimates, or invoices within 14 days after completion of any repair work. Failure to provide this follow-up documentation can undermine the landlord's legal position.
What can a Portland landlord legally deduct from my security deposit?
Oregon permits deductions for unpaid rent, cleaning if the unit was left unreasonably dirty, and costs to repair damage beyond normal wear and tear. Oregon courts have generally treated professional carpet cleaning for standard use as the landlord's responsibility. Deductions for pre-existing damage noted on a move-in checklist that was not caused by the tenant are unlawful.
How do I sue my Portland landlord in small claims court for my deposit?
File at Multnomah County Circuit Court, Small Claims Department, at 1021 SW Fourth Ave., Portland. Oregon small claims handles cases up to $10,000. Filing fees are approximately $35–$55. Attorneys are not permitted to represent parties in Oregon small claims proceedings. Oregon allows you to recover 2x the wrongfully withheld amount if you prevail.
Related Resources
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This page is a general legal reference for informational purposes only and does not constitute legal advice. Security deposit laws may change; always verify the current statute before taking action. Full disclaimer →