Oregon · Security deposit dispute

Security deposit dispute in Oregon small claims

Landlord kept your deposit? Take it to small claims.

If your landlord did not return your security deposit, or kept part of it without a proper itemized reason, small claims court is the usual place to get it back. Most states require the landlord to return the deposit (or send an itemized list of deductions) within a set number of days after you move out. Because that specific deadline varies by state and is not a filing statute of limitations, verify it with your court or state housing agency before you rely on it.

In Oregon, small-claims cases are heard in the Small Claims Department of the Circuit Court and you can sue for up to $10,000 (claims of $750 or less must be filed in small claims; claims up to $10,000 may be).

Security deposit dispute: steps that matter

  1. Document the unit's condition at move-out (photos, video, a signed walkthrough) and keep your lease and move-in records.
  2. Send the landlord a written demand for the deposit, with your forwarding address, and keep proof you sent it.
  3. Check your state's deposit-return rules (how many days the landlord had, and whether an itemized statement was required) with your court or state housing agency.
  4. If the deposit is not returned, file in small claims within the deadline below and bring your lease, photos, and demand letter.

Filing your Small Claim and Notice of Small Claim form in Oregon

  1. Make a bona fide effort to collect first. Before filing, you must make a good-faith effort to collect from the defendant, and your claim form must include a sworn statement that you tried to resolve it first.
  2. Complete the Small Claim and Notice of Small Claim form. Fill out the Small Claim and Notice form: the county at the top, all defendants named correctly, and itemized money damages (not a lump sum). Also fill in the party names on the Defendant's Response form.
  3. File in the correct circuit court and pay the fee. File in the circuit court for the proper county with the Claim and Response forms and the fee. The clerk gives you a case number for every page. If you cannot pay, file a Fee Deferral or Waiver Application.
  4. Serve the defendant and file proof of service. Serve each defendant by acceptance of service, personal service, substituted or office service, or certified mail (return receipt, restricted delivery). File a Certificate of Service; if proof is not filed within 63 days of filing, the case may be dismissed.
  5. Respond to the defendant's action or attend the hearing. The defendant has 30 days to pay or file a response demanding a hearing. If they dispute it, you are mailed a hearing date; if they do not respond, you can request a default within 51 days of filing proof of service.

Filing fees: Filing fees are set statewide by statute (ORS chapter 21), not by county; current plaintiff and defendant fees are listed on courts.oregon.gov. Service is paid separately to the sheriff or process server. A Fee Deferral or Waiver Application is available.

Deadline that applies to your security deposit dispute

A security-deposit claim is generally treated as a contract claim (your lease), so the contract statute of limitations below is the usual outer deadline to sue. Many states ALSO set a separate, shorter deadline for the landlord to return or itemize the deposit — that landlord deadline is set by your state's landlord-tenant statute, not shown here, so confirm it with your court or state consumer/housing agency.

Written contract: 6 years (ORS 12.080(1))

Answering a lawsuit: 30 days from the date of service.

Serving the defendant: You must serve each defendant by acceptance of service, personal service (sheriff, process server, or an uninvolved Oregon adult 18+), substituted service, office service, or certified mail (return receipt, restricted delivery). File a Certificate of Service; if proof is not filed within 63 days of filing, the case may be dismissed without notice.

Appeals: There is no appeal from a small claims judgment in Oregon; the judge's decision is final. (A defendant can demand a jury trial only if the claim exceeds $750, which moves the case out of small claims; that is not an appeal.)

This page is general information, not legal advice, and CaseBySelf is not a law firm. Rules, fees, and deadlines change and vary by court: verify with the specific court where you file. Source: Oregon Judicial Department: Small Claims Forms Center. Last reviewed 2026-06-24.