Landlord kept your deposit in Oregon? Find your next step.
No refund, only part of your money back, or charges you disagree with? Start with what you received, then build a response using your records and Oregon law.
Analysis free · Full case package $29-$49, one time · mailing optional
The deadline check is optional. See what you get
What do you need help with?
Open the situation that fits. Each route gives you something to check, something to keep, and a next step.
I received nothingNo refund and no list of deductions.
Check the trigger, then the date. Return or written accounting due not later than 31 days after the tenancy terminates and the tenant delivers possession; electronic return only with written agreement (since 2024).
Keep: your deposit payment, move-out or key-return record, forwarding-address notice and any earlier written request. These establish the timeline behind your demand.
Analyze my missing refund - free →I received part of my depositSome money came back. Find out what explains the difference.
Reconcile the refund. Compare the original deposit, what was returned and each deduction. Separate charges you accept from charges you dispute.
Check the amount they kept - free →Enter the refund and deductions in the case builder. You do not need a separate worksheet first.
The Oregon accounting rule: Any claim requires a written accounting within 31 days stating specifically the basis of each claim; separate accountings for the deposit vs prepaid rent.
Keep: the refund record, deduction list and notice envelope or delivery record. If money is still unexplained, identify that gap in your written request.
I disagree with the deductionsYou have a charge list, whether or not a refund arrived.
Respond to the specific charges. Note each amount, why you dispute it, and which photo, message or record supports your position. Check the notice instructions above before choosing how and when to reply.
Check my deductions - free →The records rule in Oregon: The landlord must give a receipt for any deposit paid (§ 90.300(2)(a)). Landlord's own labor may be billed at a reasonable hourly rate; carpet cleaning deductible only with a proper carpet-cleaning machine, a carpet cleaned/replaced before move-in, and written lease authorization (§ 90.300(7)).
No move-in photos? Use an inventory checklist, inspection report, dated repair request, messages or witness accounts to explain the condition.
I already sent a demandThe landlord has not paid, or the dispute is still unresolved.
Compare each accounting with its own balance. Keep any written agreement for electronic return; do not assume an electronic transaction satisfies every delivery requirement.
See the Oregon court route →Keep: your sent demand, delivery record and any reply. Use the court guide to check where to file, which forms to use, and the filing and service costs.
Turn the dispute into a documented demand
- Free: understand your dispute
- Add your refund, charges and records. Get a charge-by-charge analysis of the deposit rules and potential remedies under Or. Rev. Stat. § 90.300.
- Optional: your case documents, $29-$49
- Your demand letter, damages summary and evidence checklist, ready to review and send with your records. Mailing is optional and costs extra.
One charge, backed by a reason and records
Fictional Oregon example. Assumes coverage under the cited law; not a customer outcome.
- The charge
- Repainting ordinary wall scuffs: $900
- Records to attach
- move-in photos and move-out photos
Open PDF ↗In the generated letter
Ordinary wear and tear - not deductible. Repainting after a tenancy is ordinary wear and tear unless the walls were damaged beyond normal use (large holes, unauthorized colors). Dated move-in and move-out photos help distinguish ordinary wear from tenant-caused damage.
Prefer to write it yourself? Use the free Oregon letter template.
Before you call the refund late
Return or written accounting due not later than 31 days after the tenancy terminates and the tenant delivers possession; electronic return only with written agreement (since 2024).
Or. Rev. Stat. § 90.300; fees ORS 90.255 ↗Deposit statute reviewed August 2026. Review dates refer to the cited rules.
Check the return timeline
Optional date estimate. Read the start conditions above; a passed date alone does not establish a violation. Your date and deposit amount carry into the free analysis.
Already know the dates? Go straight to the refund and charges.
Continue to my free analysis →Questions before your next step
What should I do first if my landlord kept my deposit in Oregon?
Check the statutory deadline. Return or written accounting due not later than 31 days after the tenancy terminates and the tenant delivers possession; electronic return only with written agreement (since 2024). Save your move-out records, any refund and the itemized statement. Compare them with the deadline and deduction rules below.
Do I need a lawyer to get my deposit back in Oregon?
You can write a demand yourself. If you consider a court claim, small claims court (limit: $10,000) is designed for self-represented tenants - filing fees run $57 for claims up to $2,500, $102 above that.
What happens if my landlord doesn't return my security deposit in 31 days in Oregon?
If no accounting or return arrives within 31 days, or the withholding is in bad faith, the tenant may recover twice the amount withheld (§ 90.300(16)).
What can I ask to recover in a Oregon deposit dispute?
Twice the amount withheld without a written accounting or withheld in bad faith (§ 90.300(16)) - the doubled amount is the total recovery. Prevailing-party attorney fees under ORS 90.255 (discretionary, two-way, non-waivable).
Read the full Oregon deposit-law guide for the return, deduction and remedy rules.