Key Takeaways
- Oregon law (ORS 90.300) gives landlords 31 days to return your security deposit with an itemized statement of any deductions.
- Normal wear and tear cannot be deducted — but the line between "normal wear" and "damage" is where disputes happen. A thorough move-out clean removes ambiguity.
- Professional move-out cleaning costs $200-$450 in Oregon. Average security deposits in Portland metro run $1,000-$2,500 — making professional cleaning a smart investment.
- Take photos of everything after cleaning and before handing over keys. This is your proof if a dispute arises.
- Start 2-3 days before your move-out date — cleaning an empty unit is faster and easier.
Moving is stressful enough without worrying about your security deposit. Whether you are leaving a Portland apartment, a rental house in Salem, or a duplex in Eugene, the cleaning you do before handing back the keys directly determines how much of your deposit you get back.
Oregon has specific laws about security deposits, and understanding them puts you in a stronger position. This guide gives you two things: a complete room-by-room cleaning checklist that meets landlord inspection standards, and an overview of your rights as an Oregon tenant so you know what landlords can and cannot deduct from your deposit.
Oregon Security Deposit Law: What You Need to Know
ORS 90.300: The Basics
Oregon Revised Statute 90.300 governs security deposits for residential tenants. Here are the key provisions every Oregon renter should know:
- 31-day return deadline: Landlords must return your deposit (or provide a written, itemized accounting of deductions) within 31 days of your tenancy ending.
- Itemized statement required: If any amount is withheld, the landlord must provide a written statement listing each deduction and the amount. Vague descriptions like "cleaning" are not sufficient — they must specify what was cleaned and why.
- Normal wear and tear cannot be deducted: This is the most important protection. Faded paint, minor scuff marks from furniture, worn carpet in high-traffic areas, and small nail holes from picture hanging are all considered normal wear and tear in Oregon.
- Failure to comply: If a landlord fails to return your deposit or provide an itemized statement within 31 days, you may be entitled to recover twice the amount wrongfully withheld, plus court costs.
Normal Wear and Tear vs. Damage: The Gray Area
This is where most disputes happen. Here is how Oregon courts generally distinguish the two:
| Normal Wear and Tear (NOT Deductible) | Damage (Deductible) |
|---|---|
| Small nail holes from picture hanging | Large holes in walls, anchor bolts left in |
| Minor scuffs on walls from furniture | Crayon, marker, or paint on walls |
| Faded or slightly worn paint | Unauthorized paint colors |
| Worn carpet in walkways | Stained, burned, or torn carpet |
| Loose door handles from normal use | Broken doors, handles, or locks |
| Minor window condensation marks | Broken windows or screens |
| Faded window coverings | Missing or destroyed blinds |
| Slightly dirty grout | Mold damage from neglected cleaning |
| Worn kitchen countertops | Burns, cuts, or chips in countertops |
The key insight: While you are not responsible for normal wear, a dirty apartment is not "normal wear." Landlords can deduct cleaning costs if the unit is not returned in a reasonably clean condition. That is why a thorough move-out clean protects your deposit even when you have been a great tenant.
Move-Out Cleaning Timeline
Do not leave all the cleaning for the last day. Here is a realistic timeline:
2 Weeks Before Move-Out
- Review your move-in condition report and photos (you did take photos, right?)
- Make a list of any damage that needs repair before cleaning
- Schedule professional cleaning if you plan to hire help — move-out cleaning services book up fast at month-end
- Begin decluttering and packing non-essential items
1 Week Before Move-Out
- Patch small nail holes with spackle (let it dry, then sand smooth)
- Touch up paint if you have matching paint (ask your landlord for the color name or code)
- Replace any burned-out light bulbs
- Replace damaged window screens if possible
- Clean out garage or storage areas
2-3 Days Before Move-Out
- Move all furniture and belongings out (cleaning an empty unit is dramatically easier)
- Begin the deep cleaning checklist below
Day of Key Return
- Final walkthrough and touch-ups
- Take dated photos of every room, every surface, every appliance
- Return keys and request a receipt or written confirmation
Kitchen Move-Out Checklist
The kitchen is the room where landlords find the most deduction-worthy issues. Grease, food residue, and appliance neglect are the top reasons for cleaning deductions.
Oven interior: Remove racks, soak in degreaser. Scrub interior walls, ceiling, floor, and door glass until free of all grease and food residue. This is the single most-checked item during landlord inspections.
Oven racks: Scrub until clean. Soak overnight if needed.
Stovetop and burner areas: Remove burner grates or coils. Clean beneath them. Scrub drip pans or replace if damaged. Clean stovetop surface thoroughly.
Range hood and filter: Degrease interior and exterior. Clean or replace filter.
Refrigerator interior: Remove all shelves and drawers. Wash each piece. Wipe interior walls, ceiling, and door seals. Defrost freezer if needed. Clean the top of the refrigerator.
Dishwasher: Clean filter, spray arms, door edges, and rubber gasket. Run an empty cycle with vinegar.
Microwave interior and exterior: Steam clean with water and vinegar (microwave a bowl for 3 minutes, then wipe).
Sink and faucet: Scrub sink basin, clean faucet and handles, clear garbage disposal.
Countertops: Clean all surfaces, including behind and around appliance areas.
Cabinet interiors and exteriors: Wipe all shelves, drawers, and cabinet faces. Remove shelf liner if you installed it. Check for grease on upper cabinet fronts.
Backsplash: Wipe down completely. Scrub grout if tile.
Floor: Sweep and mop entire floor, including under where appliances sat and along baseboards.
Light fixtures: Clean covers and bulbs. Replace burned-out bulbs.
Bathroom Move-Out Checklist
Oregon note: Mold is the biggest bathroom issue in Oregon rentals. Landlords will deduct for visible mold, even if it developed due to the building's ventilation design. Clean it thoroughly.
Toilet: Clean inside bowl (including under rim), exterior, base, behind toilet, bolt covers, and tank exterior.
Shower and tub: Scrub all tile and grout. Remove soap scum from doors or curtain rod area. Clean drain (remove hair and buildup). Address any mold or mildew in grout, caulking, and corners.
Shower door or curtain: Clean glass doors (both sides) or remove curtain and rod if you provided them. Clean tracks.
Sink and vanity: Scrub basin, faucet, handles, and vanity top. Clean cabinet interior and exterior.
Mirror: Clean until streak-free.
Medicine cabinet: Clean interior shelves and mirror.
Exhaust fan: Remove cover and clean. Wipe fan blades.
Towel bars and hardware: Wipe down all fixtures. Check that towel bars and toilet paper holders are secure.
Floor: Scrub floor, paying attention to behind the toilet and along edges. Clean baseboards.
Walls: Wipe down walls around toilet and sink where splashes occur.
Bedroom and Living Area Move-Out Checklist
Carpet: Vacuum thoroughly, including along edges and in closets. If there are stains, consider professional carpet cleaning. Oregon landlords frequently deduct $100-$300 for carpet cleaning — having it done yourself and providing a receipt removes this deduction opportunity.
Hard floors: Sweep and mop. Clean baseboards. Address any sticky residue or marks.
Walls: Remove all nails and hooks. Patch holes with spackle (sand smooth when dry). Wipe scuff marks with a magic eraser. Remove any adhesive residue from tape or stickers.
Closets: Empty completely. Vacuum floor. Wipe shelves and rods. Clean closet door tracks.
Windows: Clean inside glass, sills, and tracks. In Oregon, window tracks are prime locations for mold and dead insects — clean them out thoroughly.
Blinds or window coverings: Dust or wipe each slat. If you provided window coverings, remove them and patch any mounting holes.
Ceiling fans and light fixtures: Dust fan blades. Clean fixture covers. Replace burned-out bulbs.
Doors: Wipe door surfaces, edges, and handles. Clean door frames.
Baseboards: Wipe down in every room.
HVAC vents: Remove covers and wash them. Vacuum visible dust from ducts.
Smoke detectors: Test all detectors. Replace batteries.
Additional Areas
Front door and entryway: Clean door inside and out. Wipe doorbell and knocker. Sweep or mop entry area.
Laundry area: Clean washer and dryer if provided by you. Clean behind and under. Clean lint trap thoroughly. Wipe floor and baseboards.
Storage closets: Empty, sweep, wipe shelves.
Garage or parking area: Sweep. Remove all belongings. Clean any oil stains if possible.
Patio or balcony: Sweep. Remove all personal items. Clean sliding door tracks.
Garbage and recycling: Remove all trash. Clean garbage and recycling bins. Return bins to the correct location.
What Oregon Landlords Actually Check
Based on our experience working with landlords and property managers across the I-5 corridor, here are the areas that get the most scrutiny during move-out inspections:
Top 10 Deduction Items (Ranked by Frequency)
- Oven interior — The number one deduction item, hands down. Landlords check inside the oven before almost anything else.
- Carpet stains and condition — Stains beyond normal wear trigger carpet cleaning deductions ($100-$300) or replacement charges.
- Bathroom mold and grout — Especially common in Oregon. Mold in shower grout, around tubs, and on caulking.
- Refrigerator interior — Old food, stains, and odors.
- Wall damage beyond nail holes — Large holes, unpatched anchor damage, stains, crayon marks.
- Stovetop and burner pans — Burned-on food and grease.
- Window tracks and sills — Mold, dirt, and dead insects (very common in Oregon).
- Cabinet interiors — Food residue, grease, staining.
- Blinds — Broken, bent, or missing slats.
- Bathroom exhaust fan — Thick dust buildup.
If you address these 10 items thoroughly, you eliminate the vast majority of potential cleaning deductions.
Common Deduction Amounts in Oregon
If a landlord hires a cleaning company to address issues you left behind, here is what they typically charge (and pass on to you):
| Cleaning Item | Typical Deduction |
|---|---|
| Full unit cleaning (tenant left dirty) | $200 - $450 |
| Carpet cleaning (professional) | $100 - $300 |
| Oven cleaning only | $50 - $100 |
| Refrigerator cleaning only | $50 - $75 |
| Bathroom mold remediation | $75 - $200 |
| Wall repair and painting (per wall) | $75 - $250 |
| Blind replacement (per window) | $25 - $75 |
| Carpet stain treatment | $50 - $150 |
| Junk removal (items left behind) | $100 - $500+ |
As you can see, leaving items for the landlord to address costs significantly more than doing it yourself or hiring a professional move-out cleaning service.
Should You DIY or Hire a Professional Move-Out Cleaning?
The Case for DIY
- Cost savings: Your only expense is cleaning supplies ($20-$50 if you already have basics).
- Control: You can be as thorough as you want.
- Timing: You can work on your own schedule over several days.
Best for: Smaller apartments, units in good condition, tenants with cleaning experience and time available.
The Case for Professional Cleaning
- Expertise: Professional move-out cleaners know exactly what landlords check. They have done hundreds of move-out cleans and know where deductions come from.
- Time savings: What takes you 8-12 hours takes a professional team 4-6 hours.
- Receipt as proof: A professional cleaning receipt is powerful evidence if a landlord tries to deduct for cleaning anyway.
- Better results: Professional-grade equipment and products produce results that are hard to match with household supplies.
Best for: Larger homes, units with significant cleaning needs, tenants who are short on time, high-deposit situations where the risk of deductions is not worth the savings.
Cost-Benefit Analysis
| Scenario | DIY Cost | Professional Cost | Potential Deposit at Risk |
|---|---|---|---|
| 1BR apartment (Portland) | $30 + 4-6 hours | $150 - $250 | $1,000 - $1,500 |
| 2BR apartment (Eugene) | $40 + 6-8 hours | $200 - $300 | $1,000 - $2,000 |
| 3BR house (Salem) | $50 + 8-12 hours | $250 - $400 | $1,500 - $2,500 |
| 4BR house (Lake Oswego) | $50 + 10-15 hours | $300 - $450 | $2,000 - $3,000 |
When you compare the cost of professional cleaning ($200-$450) to the deposit at risk ($1,000-$3,000), the math strongly favors professional cleaning — especially for larger units and higher deposits.
How to Protect Yourself After Cleaning
Even after a thorough clean, take these steps to protect your deposit:
1. Photograph Everything
Take dated photos (or a video walkthrough) of:
- Every room from multiple angles
- Inside the oven, refrigerator, and all appliances
- Carpet condition in each room
- Bathroom grout and any areas that had mold
- Window tracks and sills
- All walls (especially where picture hooks were)
- Cabinet interiors
Email these photos to yourself so you have a timestamped record.
2. Keep Receipts
If you hire professional cleaning, keep the receipt. If you purchase cleaning supplies, keep those receipts too. If a landlord claims the unit was not clean, your receipt from a professional cleaning service is strong evidence in a dispute.
3. Request a Joint Walkthrough
Oregon law does not require landlords to do a move-out walkthrough with you, but many will. If your landlord agrees, use this walkthrough to address any issues on the spot.
4. Document Key Return
Get written confirmation (email or signed receipt) of the date and time you returned keys. The 31-day deposit return clock starts when your tenancy officially ends.
5. Know Your Recourse
If your landlord withholds your deposit unfairly:
- Send a written demand letter (by mail and email) requesting return of the deposit with an itemized explanation
- If the landlord does not respond or provide proper accounting within 31 days, you can file a claim in Oregon small claims court (up to $10,000)
- Oregon's Community Alliance of Tenants (CAT) provides free guidance to renters
- Oregon State Bar's Lawyer Referral Service can connect you with a tenant rights attorney
Do Not Leave Anything Behind
One of the most expensive move-out mistakes is leaving items behind. Oregon landlords can charge you for the cost of removing anything you leave, and those charges add up fast:
- Furniture removal: $50-$200 per item
- Mattress disposal: $75-$150
- Full unit cleanout: $300-$1,000+
If you have items you cannot take with you, schedule junk removal before your move-out date. It costs less to hire a junk removal service directly than to have your landlord deduct the cost from your deposit (landlords typically charge a premium).
Get Your Full Deposit Back
A thorough move-out clean is the single most effective thing you can do to protect your security deposit. Oregon law is on your side when it comes to normal wear and tear, but a dirty unit is fair game for deductions.
Use this checklist to clean your unit yourself, or hand it to a professional and let them handle it. Either way, document everything, keep receipts, and know your rights under ORS 90.300.
If you are moving out of a rental anywhere along Oregon's I-5 corridor — from Portland to Eugene — get a free move-out cleaning quote from Otesse. Our move-out cleaning service is specifically designed to meet landlord inspection standards, and we provide a detailed receipt you can use as proof of professional cleaning.
Call us at 541-844-2585 or request your move-out cleaning quote. Book early — month-end dates fill up fast.
