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Oregon Security Deposit Law: 31 days Deadline + Free Demand Letter
In Oregon, landlords have 31 days to return a security deposit. Penalty: up to 2× the amount wrongfully withheld. Make your free demand letter.
1. Your state & dates
2. The deposit
What happened?
3. Letter details
✉️ 4. Your demand letter
Send it by certified mail (return receipt) and by email or text. Keep a copy, your lease, move-out photos and receipts.
🧭 If they don't pay
- Wait until the date in your letter. Many landlords pay once they see the law and the penalty.
- File in small claims court in the county where the rental is. Filing fees are usually $30–$100 and you don't need a lawyer.
- Bring the lease, move-in/move-out photos or video, this letter with the certified-mail receipt, and any messages.
- Ask for the deposit plus the state penalty. You can also complain to your state attorney general's consumer office.
General information and a template, not legal advice. Deadlines can start from move-out or from when the landlord gets your forwarding address; check your state's statute. 🔒 Everything stays on your device.
Oregon security deposit law at a glance
| Deadline to return | 31 days |
|---|---|
| Penalty for wrongful withholding | Up to 2× the amount wrongfully withheld |
| Statute | Or. Rev. Stat. § 90.300 |
Questions people ask
How long does a landlord have to return a security deposit?+
It depends on the state: from 14 days (e.g. New York, Hawaii, Nebraska, Vermont, Arizona's 14 business days) to 60 days (Alabama, Arkansas, West Virginia). Most states use 30 days. Pick your state in the tool to see its exact rule.
Can a landlord deduct for normal wear and tear?+
No. In every state, normal wear and tear (faded paint, small nail holes, worn carpet from normal use) can't be deducted. Landlords can deduct unpaid rent and damage beyond normal use.
What if my landlord ignores the demand letter?+
File in small claims court. It's cheap, quick and you don't need a lawyer. Many states let you recover 2× or 3× the amount wrongfully withheld, and the letter shows the judge you tried to settle first.