Oregon Security Deposit Demand Letter (ORS 90.300)
Moved out and still waiting on your deposit? A clear, written demand is usually the first step — and often the last one needed. Answer the questions below and your letter fills itself in as you type.
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[Your forwarding address]
October 15, 2026
[Landlord or property manager name]
Re: Demand for return of security deposit — [Rental address]
Dear [Landlord or property manager name],
I was a tenant at [Rental address] and moved out on [Move-out date]. At the start of my tenancy I paid a security deposit of [Deposit amount ($)]. So far none of my deposit has been returned, and I have not received an itemized statement of deductions.
Under Oregon Revised Statutes § 90.300, a landlord must return the security deposit, or provide a written accounting that specifically states the basis for any amount kept, within 31 days after the tenancy ends and the tenant delivers possession. Based on my move-out date, that deadline was [Move-out date].
Please send [Deposit amount ($)] to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 29, 2026, I intend to file a claim in small claims court, where I may ask for twice the amount wrongfully withheld.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
[Your full name]
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How security deposits work in Oregon
Oregon landlords have 31 days after the tenancy ends and the tenant delivers possession to return any part of the security deposit they are not claiming. Deductions are limited to amounts reasonably needed to cover unpaid rent and other defaults under the rental agreement and to repair damage caused by the tenant, beyond ordinary wear and tear, along with a few specific items such as certain carpet cleaning allowed by the statute.
Any claim against the deposit requires a written accounting that states specifically the basis for each charge, delivered within the same 31 days. The accounting and refund must be sent by personal delivery or first-class mail, or by email if the parties agreed to it. Prepaid rent must be accounted for separately from the deposit.
If a landlord fails to return the money or provide the written accounting on time, or withholds money in bad faith, the tenant may recover twice the amount wrongfully withheld. The landlord must also give a receipt for any deposit and list it in a written rental agreement, and can't add a new or increased deposit during the first year of the tenancy except for an agreed change such as a new pet.
What to do, step by step
Fill in your details
Answer the questions above. Your letter updates live as you type, so you can check every detail before you send it.
Send it in a way you can prove
Mail the letter by certified mail with return receipt and keep the receipt. If your lease lists an email address for notices, send a copy there too.
Wait for a reply
Give your landlord the 14 days stated in the letter. For reference, Oregon's own deadline under ORS 90.300 is 31 days after move-out.
Gather your evidence
Collect your lease, move-in and move-out photos, any inspection checklist, rent receipts and every message about the deposit.
File in small claims if needed
If the deposit still doesn't come back, you can file in small claims court (Oregon limit: $10,000). Bring this letter and your proof of mailing.
What if the landlord ignores the letter?
Silence doesn't end the matter. Your letter creates a dated record that you asked for the deposit back and gave a reasonable deadline — exactly what a small claims judge will want to see.
In Oregon, the rules are set out in Oregon Revised Statutes § 90.300. If a landlord keeps a deposit without following them, a court may award twice the amount wrongfully withheld.
Small claims court is designed for people representing themselves: filing fees are modest, forms are short, and hearings are informal. In Oregon the limit is $10,000, which covers nearly every deposit dispute.
Example Oregon security deposit demand letter
A filled-in sample with made-up details, so you can see the finished result.
Jordan Rivera
88 Pine Ave, Springfield
October 5, 2026
Oakview Property Management
500 Market St, Suite 200, Springfield
Re: Demand for return of security deposit — 123 Elm St, Apt 4B, Springfield
Dear Oakview Property Management,
I was a tenant at 123 Elm St, Apt 4B, Springfield and moved out on August 31, 2026. At the start of my tenancy I paid a security deposit of $1,800.00. So far you have returned $300.00, leaving $1,500.00 outstanding.
Under Oregon Revised Statutes § 90.300, a landlord must return the security deposit, or provide a written accounting that specifically states the basis for any amount kept, within 31 days after the tenancy ends and the tenant delivers possession. Based on my move-out date, that deadline was October 1, 2026.
I returned all keys on August 31 and took dated photos of every room, which show the unit clean and undamaged apart from normal wear and tear.
Please send $1,500.00 to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 19, 2026, I intend to file a claim in small claims court, where I may ask for twice the amount wrongfully withheld.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
Jordan Rivera
Frequently asked questions
How long does an Oregon landlord have to return a deposit?
31 days after the tenancy ends and you deliver possession. Within that period the landlord must return what isn't being claimed and send a written accounting explaining each deduction. The accounting must be delivered in person, by first-class mail, or by email if you agreed to it.
What must an Oregon deposit accounting include?
It must state specifically the basis for each claim against the deposit, and it must be delivered in person, by first-class mail, or by email if you agreed to that. Vague charges such as general cleaning without detail are worth questioning.
What is the penalty for wrongfully keeping a deposit in Oregon?
If the landlord doesn't return the unclaimed balance within 31 days, keeps money without a written accounting, or keeps money in bad faith, you can recover twice the amount withheld. A clear, dated demand letter helps show the timeline.
Can I sue for my deposit in Oregon small claims court?
Yes. Oregon small claims departments of circuit court hear money claims of up to $10,000. Bring the lease, photos, any move-in condition report, this letter and your proof of mailing.
Do I have to send a demand letter before going to small claims?
Many courts expect you to have asked for the money first, and a written demand is the simplest proof that you did. It also resolves a large share of disputes on its own.
How should I send the letter?
Use a method that gives you proof of delivery, such as certified mail with return receipt. Keep a copy of the letter and the receipt together.
FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.