Oregon Security Deposit Demand Letter
Direct answer
In Oregon, the landlord must return the deposit within 31 calendar days or 31 calendar days (security deposit or prepaid rent secures a tenancy for a space for a manufactured dwelling or floating home the tenant owns and occupies, and the dwelling or home is abandoned). The deadline is measured from this trigger: 31 calendar days: after the tenancy terminates and the tenant delivers possession to the landlord; 31 calendar days (security deposit or prepaid rent secures a tenancy for a space for a manufactured dwelling or floating home the tenant owns and occupies, and the dwelling or home is abandoned): after the earliest of waiver of abandoned-property process, removal of the dwelling/home from the space, storage/disposition under ORS 90.425/90.675, or sale under those statutes. The verified state formula is tenant may recover twice the amount withheld without a written accounting, or twice the amount withheld in bad faith under ORS 90.300.
Key facts
| Deadline | 31 calendar days; trigger: after the tenancy terminates and the tenant delivers possession to the landlord |
|---|---|
| Deadline (branch 2) | 31 calendar days (security deposit or prepaid rent secures a tenancy for a space for a manufactured dwelling or floating home the tenant owns and occupies, and the dwelling or home is abandoned); trigger: after the earliest of waiver of abandoned-property process, removal of the dwelling/home from the space, storage/disposition under ORS 90.425/90.675, or sale under those statutes |
| Penalty formula | tenant may recover twice the amount withheld without a written accounting, or twice the amount withheld in bad faith |
| Bad faith required | No |
| Itemization required | Yes |
| Interest on deposit | No |
| Maximum deposit | No statewide statutory maximum under ORS 90.300. Local limits may apply (e.g., City of Portland code caps). Landlord may not charge pet security deposit for service/companion animals required as reasonable accommodation. |
| Forwarding address required | No |
| Small claims limit | $10,000 (statewide small claims department) in Small Claims Department of Circuit Court or Justice Court |
| Statute citation | ORS 90.300 |
Statute says
In order to claim all or part of any prepaid rent or security deposit, within 31 days after the tenancy terminates and the tenant delivers possession the landlord shall give to the tenant a written accounting that states specifically the basis or bases of the claim. The landlord shall give a separate accounting for security deposits and for prepaid rent. The landlord shall return to the tenant the security deposit or prepaid rent or the portion of the security deposit or prepaid rent that the landlord does not claim in the manner provided by subsections (11) and (12) of this section not later than 31 days after the tenancy terminates and the tenant delivers possession to the landlord.
What this means
Read the deadline, trigger, and penalty together before sending a letter. Match the dates in your documents to the trigger listed above, then cite ORS 90.300 and request the deposit amount supported by your records.
Worked example
Use your actual deposit amount when you write the letter. For context, median rent in Oregon is $1,525 according to U.S. Census Bureau QuickFacts, American Community Survey 2020-2024 5-Year Estimates data as of .
- Multnomah County: $1,646
- Washington County: $1,849
- Clackamas County: $1,758
- Lane County: $1,355
Example demand basis: a deposit equal to the state median rent starts at $1,525 before applying the state formula: tenant may recover twice the amount withheld without a written accounting, or twice the amount withheld in bad faith.
County small claims courts
| County | Court and city | Limit | Filing fee | E-filing | Court link |
|---|---|---|---|---|---|
| Multnomah County | Multnomah County Circuit Court - Small Claims, Portland | $10,000 (statewide small claims department only) | Statewide filing fee: $57 for claims of $2,500 or less; $102 for claims over $2,500 through $10,000 | Yes | Official court website Court page check not recorded |
| Washington County | Washington County Circuit Court - Small Claims, Hillsboro | $10,000 (statewide small claims department only) | Statewide filing fee: $57 for claims of $2,500 or less; $102 for claims over $2,500 through $10,000 | Yes | Official court website Court page check not recorded |
| Clackamas County | Clackamas County Circuit Court - Small Claims, Oregon City | $10,000 (statewide small claims department only) | Statewide filing fee: $57 for claims of $2,500 or less; $102 for claims over $2,500 through $10,000 | Yes | Official court website Court page check not recorded |
See all 36 county small claims courts and filing fees
Free Oregon template, built from verified state data
I rented [rental property address] from [lease start date] to [move-out date]. I paid a security deposit of $[amount]. I returned the keys on [date] and gave you my forwarding address in writing on [date]. Under Oregon law (ORS 90.300), a landlord must return the deposit or send a written, itemized list of deductions within 31 calendar days after the tenancy terminates and the tenant delivers possession to the landlord.
Before you send
- Collect your lease, deposit receipt, and move-in records.
- Save photos, videos, and messages about move-out condition.
- Write down the move-out date you can prove.
- Confirm the forwarding address you gave the landlord.
- Send by certified mail when appropriate, and keep a copy of the final letter and delivery proof.
Typical mistakes
- Sending a letter before organizing the documents that prove the timeline.
- Demanding an amount that does not match the payment records.
- Leaving out the forwarding address or preferred response method.
- Mixing repair complaints into a deposit letter without separating the issues.
Local ordinances
- Portland: Portland City Code 30.01.087 - Security Deposits; Pre-paid RentPortland caps how much can be collected as a security deposit (one month, or one-half month if last month's rent is also taken, plus an extra half-month on conditional screening approval payable over up to three months), requires segregated bank holding, limits what may be withheld, and requires condition reports, photos, and a notice of rights.
FAQ
Does Portland have its own security deposit law?
Portland caps how much can be collected as a security deposit (one month, or one-half month if last month's rent is also taken, plus an extra half-month on conditional screening approval payable over up to three months), requires segregated bank holding, limits what may be withheld, and requires condition reports, photos, and a notice of rights. Portland security deposit rules
Does Eugene have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Oregon law.
Does Salem have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Oregon law.
Does Gresham have its own security deposit law?
No separate city security-deposit ordinance is listed in the verified data. Check the applicable Oregon law.
What is the small claims limit in Oregon?
See the applicable court limits and jurisdictions in the state court guide. Oregon small claims courts and filing fees
Can I use this if I do not know the exact deposit amount?
Use the amount shown in your lease, receipt, or move-in records. If records conflict, keep copies and avoid guessing in the letter.
Should I send evidence with the first letter?
Attach copies when they prove the basic facts, such as payment, move-out condition, forwarding address, or prior messages.
Can this page replace legal advice?
No. This page is self-help information for organizing a demand letter and checking the cited data before you act.
City data on this page currently includes Portland, Eugene, Salem, Gresham, Hillsboro, Bend, Beaverton, Medford.
When this letter will NOT work
- The dispute is not about return of a security deposit.
- You need urgent court relief instead of a demand letter.
- You cannot identify the landlord or property manager to contact.
- Your documents point to a different state or a different kind of claim.
Tenant resources
- Oregon Law Center - get legal helplegal aid
- Legal Aid Services of Oregonlegal aid
- Community Alliance of Tenants - Renters Rights Hotlinehotline in Portland
- Oregon Law Help - getting a security deposit backlegal aid
- Oregon Judicial Department - Small Claims Formscourt self help