Oregon Security Deposit Rules (2026): The 31-Day Deadline, the Carpet-Cleaning Rule and Move-Out Cleaning

Oregon’s deposit law is more detailed than most. A landlord has 31 days to return the deposit or explain each deduction in writing, cannot charge a non-refundable cleaning fee at the start of a tenancy, and can deduct carpet cleaning only if three specific conditions are met. This guide explains the rules in plain English for renters in Eugene, Springfield and across Oregon, and shows how to move out so the deposit comes back. It is general information, not legal advice; laws change, so check the current statute.

Oregon deposit rules at a glance

Oregon security deposit rules (ORS 90.300 and 90.302), checked October 2026

Rule	What it says
Return deadline	31 days after the tenancy ends and you hand back possession
Written accounting	Must state the specific basis for each amount kept, separately for deposit and prepaid rent
What can be kept	Unpaid rent and other defaults, and damage beyond ordinary wear and tear
Carpet cleaning	Only with a carpet machine, a pre-tenancy clean and a written lease clause
Up-front fees	No fee at the start of a tenancy for anticipated landlord expenses, such as cleaning
Deposit increases	Generally not in the first year of a tenancy
Bad-faith withholding	A tenant may recover twice the amount wrongfully withheld

The 31-day deadline

The clock starts when the tenancy ends and you hand back possession, which usually means returning the keys. Within 31 days the landlord must return the deposit or send a written accounting that states the specific basis of each deduction, together with any balance. The accounting can be delivered in person or by first-class mail, or by email where your lease allows electronic notices. Give your forwarding address in writing before you leave, and keep a copy.

The carpet-cleaning rule

ORS 90.300 lets a landlord deduct carpet cleaning only when all three conditions are met:

1. The cleaning is done with a machine designed for cleaning or shampooing carpets, not an ordinary vacuum
2. The carpet was cleaned or replaced after the previous tenancy, or its most recent significant use, and before you moved in
3. Your written rental agreement says the landlord may deduct carpet cleaning costs whether or not you clean the carpet yourself

Even when all three apply, the charge should be reasonable. If your lease has no such clause, the landlord can still charge for carpet damage beyond ordinary wear, such as burns, pet stains or tears. Ask at move-in when the carpet was last cleaned and keep the answer in writing.

No up-front cleaning fees

Under ORS 90.302, an Oregon landlord may not charge a fee at the beginning of a tenancy for an expense the landlord expects later, and may only charge the fees that section allows, such as late rent or a dishonored check. In practice that means a “non-refundable cleaning fee” at move-in is generally not allowed. Cleaning costs come out of the refundable deposit, and only when they are justified at move-out.

What cleaning can be charged

• Usually chargeable: a greasy oven or range hood, a fridge left with food or mold, bathrooms with heavy mildew and soap scum, trash or belongings left behind, pet hair and stains
• Usually ordinary wear: light scuffs, faded paint, worn carpet in walkways, small nail holes
• Labor: a landlord may charge a reasonable hourly rate for their own cleaning or repair time, and does not have to complete a repair to deduct its reasonable cost

Condensation is the Oregon-specific grey area. Black spots on window frames and sills build up in any damp home, but heavy mildew from windows never opened or a bathroom fan never used can be charged. Wipe frames and sills through the winter and run the bathroom fan, and report leaks in writing as soon as you see them.

Ordinary wear in an Oregon home

Oregon homes age in their own way. Damp winters swell and stain window sills, sun on south-facing rooms fades blinds and paint, and years of wet-season traffic wear carpet in walkways. Those are signs of age and use and count as ordinary wear and tear. Burns, pet damage, holes, heavy grease, mildew left to spread and stains are not. If a deduction blames you for the age of a carpet or sun-faded blinds, answer in writing and point to your move-in photos.

Pet deposits and deposit increases

A refundable pet deposit is part of the security deposit, with the same 31-day rule. During the first year of a tenancy, a landlord generally may not ask for a new or larger deposit, except for an agreed change such as adding a pet. After the first year, the tenant must be given at least three months to pay an increase.

If the home is sold

When a rental is sold, the deposit should pass to the new owner or be returned to you. Ask the old landlord in writing who holds your deposit now, and keep the reply with your lease.

Photos and a move-in checklist

Oregon law does not require a move-in condition report, so make your own. On move-in day, take dated photos and a slow video of every room, including inside the oven, fridge, cabinets and closets, window frames, bathroom caulk and the carpet. Email them to yourself or your landlord so the date is fixed. At move-out, repeat them from the same angles once the home is empty and cleaned.

Giving notice and the final walk-through

Give the notice your lease and Oregon law require, in writing, and ask the landlord for a walk-through on the last day so you can see any problem while there is still time to fix it. Bring your move-in photos. If the landlord will not attend, take your own photos and video and email them the same day.

If your deposit isn’t returned

• Write to the landlord, quoting the 31-day rule in ORS 90.300 and giving your forwarding address
• Ask for the specific basis of each deduction and any receipts or estimates
• Send your own move-in and move-out photos
• If that fails, small claims court in your county circuit court handles most deposit claims; check the current limit
• Legal aid and tenant organizations in Lane County and across Oregon help eligible renters

A move-out plan that protects your deposit

• Three weeks out: read the lease for a carpet-cleaning clause and book your move-out clean
• One week out: give your forwarding address in writing and ask for a walk-through
• The day before: defrost and empty the freezer, and take trash, recycling and yard debris away
• Moving day: remove everything, including garage, shed, basement and porch
• Cleaning day: kitchen and appliances, bathrooms, window frames and sills, floors and entries, then photograph each room
• Walk-through: bring your photos and hand back every key

Our move-out cleaning starts at $190 and follows what Oregon landlords check. See what move-out cleaning costs in Eugene and Springfield, read about rain, mildew and pollen season, or get a free quote for move-out cleaning in Oregon.