Oregon law does require that the landlord return the deposit within 31 days after the tenancy ends. If the landlord claims any or all of the deposit, the landlord must write to the tenant within the 31-day period with a specific accounting of why any part of the money was kept. The accounting can be personally delivered to the tenant or mailed by first class mail. If the landlord wrongfully withholds part or all of the money, the tenant has one year in which to file a lawsuit against the landlord for twice the amount of the money kept by the landlord. Photographs and witnesses can be helpful in settling disputes later on.
Some landlords charge a specific fee designated for cleaning or other purposes.
In order to charge a fee, the landlord must clearly document what the charge is for. Thus, the amount asked for must be reasonable for the purpose asked. If a landlord charges both a fee and a deposit for a specific purpose, the landlord must deduct any applicable costs first from the fee and then, if necessary, from the deposit. Regardless of whether a landlord charges a fee or a deposit, the landlord has a duty to make sure a rental unit is clean and fit to rent before each new tenancy. Prepaid rent is another common deposit requested by landlords.