How much can a landlord charge for a security deposit in Oregon?

Oregon statute sets no cap on the deposit, so the amount is whatever the lease says. What Or. Rev. Stat. 90.300 does fix is how and when the deposit comes back.

What does a Oregon landlord have to disclose with the lease?

Beyond the federal lead paint disclosure for a building built before 1978, the Oregon checklist has six items: name and address of the manager and of the owner or the agent for notices and service of process, whether the Premises is in a 100-year floodplain and carbon monoxide alarm instructions where an alarm is required. The other three are on the checklist in the document. Each one names its statute and the landlord initials it in the document.

Which Oregon statutes does this lease cite?

Or. Rev. Stat. 90.300, Or. Rev. Stat. 90.427, Or. Rev. Stat. 90.322, Or. Rev. Stat. 90.305 and Or. Rev. Stat. 90.228, read on October 23, 2026. They print in the document footer so a reader can check each clause against the statute in a minute.

Should a lawyer look at this Oregon lease before I use it?

It is a general form, not legal advice, and it does not claim to comply with any law. The clauses state what the Oregon statute requires and name the statute. A lawyer who works with Oregon landlords can tell you whether the form fits your property, your city and the terms you want to add, which is worth the hour before signing a lease for a large rent or a long term.

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Oregon Residential Lease Agreement

A plain-language lease for a house or apartment in Oregon. The deposit, notice, entry and disclosure clauses follow Oregon statute, cited in the document. Download the blank PDF or e-sign it online; electronic signatures are recognized under the federal ESIGN Act and state UETA laws.

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Different state?

Page one of the Oregon Residential Lease Agreement — Page 1 of the PDF. Tinted boxes are the placed fields, one color per role.

Oregon rules in this lease

Security deposit cap: No cap in the statute
Deposit return: Within 31 days after the tenancy ends and the Tenant delivers possession, the Landlord returns the deposit with a written accounting that states the specific basis of any deductions for unpaid rent and damage beyond ordinary wear.
Ending a month-to-month tenancy: The Tenant ends a month-to-month tenancy with at least 30 days' written notice. During the first year of occupancy the Landlord may end it with at least 30 days' written notice without stating a cause; after the first year the Landlord may end it only for a Tenant cause or for a qualifying landlord reason (demolition or conversion, major repairs, move-in by the Landlord or immediate family, or sale to a buyer who will occupy) with at least 90 days' written notice stating the reason and, unless the Landlord owns four or fewer units, a payment of one month's rent.
Landlord entry: The Landlord gives at least 24 hours' actual notice before entering, enters only at reasonable times, and may enter without notice in an emergency, giving the Tenant notice of the entry within 24 hours afterward.
Disclosures: 7 items, listed below with the section that requires each one
Local rules: Portland adds relocation assistance when the Landlord ends a tenancy without cause or raises rent 10% or more (Portland City Code 30.01.085), screening rules (30.01.086) and deposit limits (30.01.087).
Statutes: Or. Rev. Stat. 90.300, Or. Rev. Stat. 90.427, Or. Rev. Stat. 90.322, Or. Rev. Stat. 90.305, Or. Rev. Stat. 90.228. Read the Oregon statute
Rules read on: 2026-10-23

A general form, not legal advice, and not a claim that it complies with any law. Rules change and vary by city. Check the statute cited here, or ask a lawyer, before you rely on it.

What is different in Oregon

Pick Oregon and four parts of this lease change: the security deposit clause, the notice clause for a month-to-month tenancy, the entry clause and the disclosures checklist, each rewritten from the Oregon statute. The rest of the document reads the same in every state.

Oregon sets no ceiling on the deposit and no rule about where it is kept, so the amount and the account are the landlord's call. The return is the part the statute fixes: the rule, quoted in full below, says when and how the deposit comes back, and leaves ordinary wear out of the deductions.

Notice to end a month-to-month tenancy is not symmetrical in Oregon; the two sides give different notice. The Tenant ends a month-to-month tenancy with at least 30 days' written notice. That is the short half; the full rule, with every period and condition, is quoted in the questions below.

Before coming in, the landlord gives notice, and Oregon puts a number on it. The Landlord gives at least 24 hours' actual notice before entering, enters only at reasonable times, and may enter without notice in an emergency, giving the Tenant notice of the entry within 24 hours afterward.

The disclosures checklist carries six Oregon items on top of the federal lead paint notice, among them the smoking policy for the Premises, each with the section that requires it and a line for the landlord's initials.

City rules are the other thing to watch. Portland adds relocation assistance when the Landlord ends a tenancy without cause or raises rent 10% or more (Portland City Code 30.01.085), screening rules (30.01.086) and deposit limits (30.01.087). The state clauses follow five sections of Oregon law, read on October 23, 2026 and listed in the Statutes row above; the same citations print in the footer of the PDF.

Read the Oregon clauses

The wording below is what prints in the PDF for Oregon, word for word, under the headings Security deposit, Entry, Ending the lease and default, and Disclosures.

Security deposit

Within 31 days after the tenancy ends and the Tenant delivers possession, the Landlord returns the deposit with a written accounting that states the specific basis of any deductions for unpaid rent and damage beyond ordinary wear.

Entry

The Landlord gives at least 24 hours' actual notice before entering, enters only at reasonable times, and may enter without notice in an emergency, giving the Tenant notice of the entry within 24 hours afterward.

Ending the lease and default

The Tenant ends a month-to-month tenancy with at least 30 days' written notice. During the first year of occupancy the Landlord may end it with at least 30 days' written notice without stating a cause; after the first year the Landlord may end it only for a Tenant cause or for a qualifying landlord reason (demolition or conversion, major repairs, move-in by the Landlord or immediate family, or sale to a buyer who will occupy) with at least 90 days' written notice stating the reason and, unless the Landlord owns four or fewer units, a payment of one month's rent. If rent is unpaid or a term is broken, the Landlord gives the written notice Oregon law requires before ending the tenancy, and the Tenant is responsible for rent through the end of the term unless the Premises is re-rented sooner.

Disclosures the Landlord initials

Lead-based paint and hazards, for a building built before 1978, with the EPA pamphlet (42 U.S.C. 4852d)
Name and address of the manager and of the owner or the agent for notices and service of process (Or. Rev. Stat. 90.305)
Whether the Premises is in a 100-year floodplain (Or. Rev. Stat. 90.228)
Carbon monoxide alarm instructions where an alarm is required (Or. Rev. Stat. 90.317)
Any utilities or services the Tenant pays for that serve other units or the Landlord (Or. Rev. Stat. 90.315)
Smoke alarm notice and tester instructions (Or. Rev. Stat. 479.270)
The smoking policy for the Premises (Or. Rev. Stat. 90.220)

Portland adds relocation assistance when the Landlord ends a tenancy without cause or raises rent 10% or more (Portland City Code 30.01.085), screening rules (30.01.086) and deposit limits (30.01.087).

Footer of the PDF: Oregon clauses follow Or. Rev. Stat. 90.300, Or. Rev. Stat. 90.427, Or. Rev. Stat. 90.322, Or. Rev. Stat. 90.305, Or. Rev. Stat. 90.228 as read on 2026-10-23.

Oregon lease questions

How much can a landlord charge for a security deposit in Oregon?: Oregon statute sets no cap on the deposit, so the amount is whatever the lease says. What Or. Rev. Stat. 90.300 does fix is how and when the deposit comes back.
When does the security deposit come back in Oregon?: Within 31 days after the tenancy ends and the Tenant delivers possession, the Landlord returns the deposit with a written accounting that states the specific basis of any deductions for unpaid rent and damage beyond ordinary wear.
How much notice ends a month-to-month tenancy in Oregon?: The Tenant ends a month-to-month tenancy with at least 30 days' written notice. During the first year of occupancy the Landlord may end it with at least 30 days' written notice without stating a cause; after the first year the Landlord may end it only for a Tenant cause or for a qualifying landlord reason (demolition or conversion, major repairs, move-in by the Landlord or immediate family, or sale to a buyer who will occupy) with at least 90 days' written notice stating the reason and, unless the Landlord owns four or fewer units, a payment of one month's rent.
How much notice does a Oregon landlord give before entering?: The Landlord gives at least 24 hours' actual notice before entering, enters only at reasonable times, and may enter without notice in an emergency, giving the Tenant notice of the entry within 24 hours afterward.
What does a Oregon landlord have to disclose with the lease?: Beyond the federal lead paint disclosure for a building built before 1978, the Oregon checklist has six items: name and address of the manager and of the owner or the agent for notices and service of process, whether the Premises is in a 100-year floodplain and carbon monoxide alarm instructions where an alarm is required. The other three are on the checklist in the document. Each one names its statute and the landlord initials it in the document.
Do any Oregon cities or counties add rules of their own?: Portland adds relocation assistance when the Landlord ends a tenancy without cause or raises rent 10% or more (Portland City Code 30.01.085), screening rules (30.01.086) and deposit limits (30.01.087).
Which Oregon statutes does this lease cite?: Or. Rev. Stat. 90.300, Or. Rev. Stat. 90.427, Or. Rev. Stat. 90.322, Or. Rev. Stat. 90.305 and Or. Rev. Stat. 90.228, read on October 23, 2026. They print in the document footer so a reader can check each clause against the statute in a minute.
Should a lawyer look at this Oregon lease before I use it?: It is a general form, not legal advice, and it does not claim to comply with any law. The clauses state what the Oregon statute requires and name the statute. A lawyer who works with Oregon landlords can tell you whether the form fits your property, your city and the terms you want to add, which is worth the hour before signing a lease for a large rent or a long term.

Who this is for. A Oregon lease is one half of a landlord's paperwork; proving a notice was received is the other. Both are covered at free e-signatures for landlords.

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