Landlord & Housing · free generator
Oregon Security Deposit Demand Letter
You moved out, you left the place in decent shape, and your deposit still has not come back. In Oregon, that is not a judgment call: under Oregon Revised Statutes section 90.300, your former landlord generally has 31 days to return your deposit or send an itemized statement of deductions. This generator produces a demand letter that cites ORS 90.300 by name, states the legal deadline, and puts your landlord on notice that small claims court — where Oregon hears claims up to $10,000 — is the next stop. You do not need perfect English or a lawyer for this; the statute does the arguing. Fill in the blanks below, send it by certified mail, and keep a copy — the letter that cites the actual law is the one that gets answered.
[Date]
[Your former landlord's name]
Re: Demand for return of security deposit — [Rental property address]
Dear [Your former landlord's name],
I am writing to formally demand the return of my security deposit of [Deposit amount] for the property at [Rental property address], which I have vacated and returned to your possession.
Under Oregon Revised Statutes section 90.300 (ORS 90.300), you were required to return my security deposit, or provide a written itemized statement of any lawful deductions, within 31 days. Yes - within the same 31 days the landlord must give a written accounting that states specifically the basis of every claim against the deposit (separate accountings for deposit and prepaid rent). Deductions for normal wear and tear are not permitted.
As of the date of this letter, I have received neither my deposit nor a lawful accounting for it. Please send the full amount of [Deposit amount] to my forwarding address: [Forwarding address for payment].
If I do not receive payment or a lawful written response within 10 days, I will file a claim in small claims court, where Oregon law allows claims up to $10,000, and I will pursue every remedy available under ORS 90.300, including any statutory damages for wrongful retention.
I would prefer to resolve this without litigation. Prompt payment will close the matter.
Sincerely,
[Your full name]
Know your rights
Security deposit law in Oregon
- Return deadline
- 31 days
- Governing statute
- ORS 90.300
- When the clock starts
- The landlord must give a written accounting and return the unclaimed balance not later than 31 days after the tenancy terminates and the tenant delivers possession. No forwarding-address trigger and no split rule - one flat 31-day clock.
- Itemized deductions
- Yes - within the same 31 days the landlord must give a written accounting that states specifically the basis of every claim against the deposit (separate accountings for deposit and prepaid rent).
- If it's wrongfully kept
- Under ORS 90.300(16), the tenant may recover twice the amount withheld without a written accounting or withheld in bad faith; the prevailing party can also seek attorney fees under ORS 90.255.
- Small claims limit
- $10,000 (small claims department, Circuit Court)
Worth knowing: Oregon landlords must give a receipt for the deposit, and carpet-cleaning can only be deducted if the rental agreement expressly allows it, the carpet was cleaned (or new) before move-in, and a professional-grade method is used. A deposit labeled last month's rent must actually be applied to the final month. There is no statewide deposit cap or interest requirement, but Portland layers on its own local deposit rules, including interest and stricter accounting.
Last reviewed August 2026 · General information, not legal advice · Read the statute
Field notes
Three tips before you send
- Send it by certified mail with a return receipt — that dated record is the first exhibit a Oregon small claims judge will ask about. Keep a copy with your move-out photos and lease.
- The landlord must give a written accounting and return the unclaimed balance not later than 31 days after the tenancy terminates and the tenant delivers possession. No forwarding-address trigger and no split rule - one flat 31-day clock.
- If the deadline has already passed, skip the text-message negotiation. Filing in small claims ($10,000 (small claims department, Circuit Court)) usually costs under $75, and most landlords pay between the summons and the hearing.
Other states
Deposit letters for every state
Straight answers
Questions people ask
How long does a landlord have to return a security deposit in Oregon?
The landlord must give a written accounting and return the unclaimed balance not later than 31 days after the tenancy terminates and the tenant delivers possession. No forwarding-address trigger and no split rule - one flat 31-day clock. The governing statute is Oregon Revised Statutes section 90.300. Yes - within the same 31 days the landlord must give a written accounting that states specifically the basis of every claim against the deposit (separate accountings for deposit and prepaid rent).
What can I recover if my landlord wrongfully keeps my deposit in Oregon?
Under ORS 90.300(16), the tenant may recover twice the amount withheld without a written accounting or withheld in bad faith; the prevailing party can also seek attorney fees under ORS 90.255. These cases are built for small claims court — the Oregon limit is $10,000 (small claims department, Circuit Court), filing fees are modest, and no lawyer is needed.
Anything else Oregon renters should know about deposits?
Oregon landlords must give a receipt for the deposit, and carpet-cleaning can only be deducted if the rental agreement expressly allows it, the carpet was cleaned (or new) before move-in, and a professional-grade method is used. A deposit labeled last month's rent must actually be applied to the final month. There is no statewide deposit cap or interest requirement, but Portland layers on its own local deposit rules, including interest and stricter accounting.
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