Who Is Responsible for Carpet Cleaning: Tenants or Landlords in Oregon?

It is one of the most common disputes in Oregon rental housing: you are moving out, your lease is ending, and your landlord expects you to professionally clean the carpets. You are wondering whether that is actually required or just a convenient way for the landlord to spend your security deposit.

The answer depends on three things: what Oregon law says, what your lease says, and the actual condition of the carpet. This article breaks down all three so you can understand your rights and obligations — whether you are a tenant trying to get your full deposit back or a landlord trying to maintain your property fairly.

We focus specifically on Oregon because tenant-landlord laws vary significantly by state, and generic advice from national websites often does not apply here. Oregon has strong tenant protections, but there are also clear situations where carpet cleaning costs legitimately fall on the renter.

What Oregon Law Says About Carpet Cleaning and Security Deposits

ORS 90.300: The Security Deposit Statute

Oregon's primary law governing security deposits is ORS 90.300. Here is what matters for carpet cleaning:

• Landlords can only deduct for actual damages beyond normal wear and tear. They cannot deduct for the natural aging or gradual deterioration of the carpet that occurs through normal use.
• Landlords must provide an itemized accounting of all deductions within 31 days of the tenancy ending. If they deduct for carpet cleaning, they must explain the specific reason and provide the cost.
• If a landlord fails to return the deposit or provide the accounting within 31 days, the tenant may be entitled to twice the amount wrongfully withheld, plus reasonable attorney fees.

What Is "Normal Wear and Tear"?

This is where most disputes arise. Oregon courts have generally defined normal wear and tear as deterioration that occurs naturally from ordinary, reasonable use of the property. For carpets specifically, this includes:

The key principle: landlords accept a certain level of wear when they rent a property. A carpet that was new when you moved in will not look new when you move out after two years of living there, and that is expected.

Carpet Depreciation and Useful Life

Oregon courts consider the age and remaining useful life of the carpet when evaluating damage claims. If a carpet was already 8 years old when you moved in and the typical useful life is 10 years, the landlord cannot charge you for a brand-new carpet even if you damaged it — because the carpet had very little remaining value.

The generally accepted useful life for apartment-grade carpet is 7 to 10 years. Higher-quality residential carpet may last longer. This means:

• If the carpet was new when you moved in and you caused damage after 1 year, you could be responsible for a significant portion of replacement cost.
• If the carpet was 5 years old when you moved in and you caused damage, you would only be responsible for the remaining useful value, not the full replacement cost.
• If the carpet was 8+ years old, it may have little to no remaining value regardless of damage, and charging you for replacement could be unreasonable.

Carpet Cleaning Clauses in Oregon Leases

When a Carpet Cleaning Clause Is Enforceable

Many Oregon leases include a clause requiring tenants to have carpets professionally cleaned before moving out. These clauses are generally enforceable in Oregon if:

• The clause was part of the lease you signed (not added later without your consent)
• The requirement is clearly stated (not buried in vague language)
• It does not conflict with Oregon law regarding normal wear and tear

If your lease says "Tenant shall have all carpets professionally cleaned at their expense prior to vacating the premises" and you signed that lease, you are generally obligated to do it. Failure to comply gives the landlord grounds to deduct the cost from your deposit.

When a Clause May Not Be Enforceable

A carpet cleaning clause may be challenged if:

• It was added to the lease after you signed, without your written agreement
• It requires cleaning that goes beyond what is reasonable (e.g., requiring professional cleaning for carpets the tenant only lived on for two months)
• It attempts to charge the tenant for cleaning that addresses normal wear and tear (not actual damage)
• The landlord is attempting to charge for carpet cleaning AND also deduct for carpet damage — this could constitute double-charging

What If There Is No Carpet Cleaning Clause?

If your lease does not mention carpet cleaning specifically, Oregon law does not require you to professionally clean the carpets. You are required to leave the unit in a "reasonably clean" condition (not to be confused with "professionally cleaned"), but routine carpet soil from normal living is considered wear and tear.

That said, it is still smart to clean the carpets — even a thorough DIY cleaning or vacuuming — before moving out. It reduces the chance of a dispute and demonstrates good faith.

Practical Guide for Oregon Tenants

How to Protect Your Security Deposit

1. Read your lease carefully before signing. Understand any carpet cleaning requirements before you agree to them. If a clause feels unreasonable, negotiate before signing — it is much harder to dispute after you have agreed.
2. Document the carpet's condition at move-in. Take dated photos or video of every room's carpet when you first move in. Note any existing stains, wear, or damage. Send these photos to your landlord by email so there is a timestamped record.
3. Address stains and spills promptly. Clean up spills as they happen. The longer a stain sits, the harder it is to remove and the more likely it becomes permanent damage.
4. Document the carpet's condition at move-out. Before and after your final cleaning, take dated photos of every room. If you hire a professional cleaner, keep the receipt.
5. If your lease requires professional cleaning, do it and keep the receipt. Even if you think the clause is unreasonable, it is cheaper to spend $150 to $300 on professional cleaning than to fight a deposit dispute. If a landlord deducts cleaning costs despite you having it professionally cleaned, the receipt is your evidence.
6. Request a walkthrough before your lease ends. Oregon law (ORS 90.300) allows tenants to request a pre-move-out inspection. The landlord must identify any issues, giving you a chance to address them before the final inspection.

What to Do If You Disagree with Deductions

If your landlord deducts carpet cleaning costs from your deposit and you believe the deduction is unfair:

1. Review the itemized statement. Your landlord must provide a written, itemized list of deductions within 31 days.
2. Compare with your documentation. Your move-in and move-out photos are your strongest evidence.
3. Send a written dispute. Write a formal letter explaining why you believe the deduction is incorrect, referencing Oregon law and your documentation.
4. Contact Oregon's tenant resources. Oregon has several tenant rights organizations, including the Community Alliance of Tenants and Oregon Law Center, that can advise you.
5. Small claims court. In Oregon, you can file a small claims case for amounts up to $10,000. The filing fee is modest, and you do not need a lawyer. If the landlord wrongfully withheld your deposit, you may be entitled to twice the wrongfully withheld amount.

Practical Guide for Oregon Landlords

Setting Clear Expectations

• Include a clear carpet cleaning clause in your lease if you want tenants to clean carpets before vacating. Make it specific: "Tenant shall have all carpets professionally cleaned by a licensed carpet cleaning company and provide a receipt to Landlord before returning keys."
• Document the carpet's condition at move-in with photos and include them in the lease or move-in checklist. Both you and the tenant should sign the move-in condition report.
• Note the carpet's age and installation date. This is important for depreciation calculations if a damage claim arises.

Making Fair and Legal Deductions

• Only deduct for damage beyond normal wear and tear. Matted carpet in a hallway after three years of tenancy is wear. A large pet urine stain is damage.
• Prorate based on carpet age. If the carpet was 5 years old and had 5 years of useful life remaining, and the tenant caused damage requiring replacement, you can only charge for the remaining value — not the full replacement cost.
• Provide receipts or estimates for all deductions. Document the actual cost of cleaning or repair, not a made-up number.
• Meet the 31-day deadline. Failure to return the deposit accounting within 31 days can expose you to liability for twice the amount withheld.

Between-Tenant Carpet Maintenance

Smart landlords schedule professional carpet cleaning between every tenancy regardless of whether the previous tenant cleaned them. This ensures the next tenant starts with clean carpets, and it maintains the carpet's lifespan. Consider it a cost of doing business — your property is your investment, and maintaining it protects that investment.

How Much Does Carpet Cleaning Cost in Oregon?

Whether you are a tenant fulfilling a lease requirement or a landlord maintaining your property, here is what carpet cleaning costs across Oregon:

Prices are higher in Portland and Lake Oswego and somewhat lower in smaller cities like Albany, Keizer, and Springfield. For a specific quote, Otesse provides transparent carpet cleaning pricing based on your actual home.

Frequently Asked Questions

Can my Oregon landlord charge me for carpet cleaning if the carpets look fine?

If your lease includes a carpet cleaning clause that you agreed to, yes — even if the carpets appear clean. The clause is a contractual obligation. If there is no clause, the landlord generally cannot charge you for cleaning carpets that are in good condition with only normal wear.

My landlord is charging me for new carpet. Is that legal?

Only if you caused damage beyond normal wear and tear, and only for the prorated remaining useful life of the carpet. If the carpet was already 8 years old on a 10-year lifespan, your liability is limited to the remaining 20 percent of the carpet's value — not the cost of a brand-new carpet.

Can my landlord keep my deposit for pet damage to carpet?

Yes. Pet urine stains, odors, scratching, and chewing are considered damage beyond normal wear and tear. If you have pets, consider paying for professional pet stain and odor treatment before moving out. It is usually much cheaper than the deduction your landlord would make.

What if my landlord does not return my deposit within 31 days?

Under ORS 90.300, a landlord who fails to return the deposit or provide an itemized accounting within 31 days may be liable for twice the amount of the deposit. Contact a tenant rights organization or consider filing in small claims court.

Should I clean the carpets myself or hire a professional?

If your lease requires professional cleaning, hire a professional and keep the receipt. If there is no requirement, a thorough DIY cleaning (vacuuming, spot treating stains) may be sufficient. However, for the relatively modest cost of professional cleaning ($75 to $300 depending on your unit), it is often worth it for peace of mind and stronger documentation if a dispute arises.

Can I choose which carpet cleaning company to hire?

Unless your lease specifies a particular company (which is unusual), you can choose any professional carpet cleaning service. Pick a company with good reviews, transparent pricing, and a receipt that clearly shows the date, address, and services performed.

Know Your Rights, Protect Your Interests

Whether you are a tenant or a landlord, understanding Oregon's carpet cleaning rules helps you avoid costly disputes and frustrating surprises. The key principles are straightforward: tenants are responsible for damage they cause, landlords are responsible for normal wear and tear, and both parties benefit from clear documentation.

If you need professional carpet cleaning in Portland, Eugene, Salem, Corvallis, or anywhere along the I-5 corridor — whether for a move-out requirement or between-tenant maintenance — Otesse offers reliable, transparently priced carpet cleaning. We provide detailed receipts that satisfy lease requirements and stand up in any deposit dispute. Get a free quote to see what it would cost for your specific situation.