Accounting / refund31 days
After the tenancy terminates and the tenant delivers possession.
Written accountingSpecific basis required
Claimed amounts must be supported by a written accounting stating the basis of the claim.
Last month’s rentIncluded in security deposit definition
ORS 90.300 expressly includes a last-month’s-rent deposit.
LaborReasonable hourly rate
Cleaning or repair labor assessed under the statute must use a reasonable hourly rate.
What to preserve
- Lease and deposit receipt.
- Date the tenancy terminated.
- Date possession was delivered.
- Move-in and move-out photos.
- Written accounting and mailing/email record.
- Invoices, estimates and landlord labor calculations.
Oregon is unusually specific about some deductions
Carpet cleaning can be deductible only when the statutory conditions are met. That makes the lease language, prior carpet-cleaning/replacement history and the actual cleaning method especially important.
Compare this issue across states
Check the exact trigger and evidence. Oregon rules can differ by charge type and property context. Educational information only.
Official sources
Oregon Legislative AssemblyORS 90.300 — Security deposits; prepaid rent ↗
Current codified Oregon landlord-tenant chapter with the 31-day accounting/refund framework, deposit deductions and carpet-cleaning conditions.
Oregon Real Estate AgencySecurity Deposits: A Compliance Reminder ↗Official state property-management compliance guidance about security-deposit handling.