Calculate Your Oregon Deposit Deadline & Statutory Damages
Enter your move-out / key-surrender date and deposit amount to check whether your landlord is past the Oregon statutory deadline under Or. Rev. Stat. § 90.300.
Oregon Security Deposit Law Quick Facts
| Governing Statute | Or. Rev. Stat. § 90.300 |
|---|---|
| Return Deadline | 31 days (31 days after termination of tenancy and delivery of possession) |
| Maximum Deposit Cap | No statewide cap (Portland imposes strict caps and itemized depreciation tables under FAIR Ordinance) |
| Bad-Faith / Late Penalty | Up to 2.0x — Twice the amount withheld without a written accounting or withheld in bad faith |
| Small Claims Court Limit | $10,000 |
| Interest Required? | No |
| Walkthrough / Inspection | Carpet cleaning may only be deducted if strict statutory conditions in ORS 90.300(7)(c) are met |
Example: On a $1,800 deposit wrongfully withheld past the 31-day deadline in Oregon, statutory provisions allow claims up to $3,600 (2.0x) in Small Claims Court (limit $10,000).
Landlord Missed the Deadline or Overcharging for Normal Wear?
Get the complete Keep the Deposit Recovery System: our 48-Hour Move-Out & Dispute Handbook, 7 Fill-in-the-Blank Statutory Demand Letters (citing Or. Rev. Stat. § 90.300), the 50-State Reference Guide, and the Excel Prorated Depreciation Audit Workbook.
- Certified-mail demand templates for missed deadlines & itemized receipt requests
- HUD carpet, paint & appliance useful-life prorated deduction calculator (.xlsx + PDF)
- Room-by-room photo evidence log & small-claims preparation checklist
How to Dispute Unfair Carpet, Paint & Cleaning Deductions in Oregon
Even when a Oregon landlord mails an itemized list within 31 days, they cannot charge you for normal wear and tear or bill you 100% of the replacement cost for an aged asset that has already exhausted most of its useful life.
1. Useful-Life Proration
Standard apartment carpet depreciates over 5 years (60 months). If carpet was 4 years old at move-out, the maximum recoverable value is 20% — never a full replacement bill.
2. Statutory Demand Notice
Send a written demand via Certified Mail citing Or. Rev. Stat. § 90.300 and giving a firm 7-to-10 business day deadline before filing in Oregon Small Claims Court.
3. Prorated Audit Calculator
Use our free Carpet & Paint Depreciation Calculator to calculate the exact legal deduction cap in seconds.