Oregon Security Deposit Cleaning Charges: What to Deduct

RKA Cleaning does turnover cleaning for apartment buildings in Portland and the metro. This page shows a property manager which Oregon security deposit cleaning charges the statute allows, and what paper backs each line. It is for the person who runs the turnover and writes the deposit statement.

This page is general information, not legal advice. Read ORS 90.300 or ask an attorney before you withhold money. RKA cleans the unit, sends the photos and the invoice, and does not do the accounting.

What ORS 90.300 lets you deduct for cleaning

The rule is short. ORS 90.300(7)(a) lets a landlord claim only the amount reasonably necessary to repair damage the tenant caused. Ordinary wear and tear does not count. Subsection (7)(b) adds 2 rules on labor. Any labor cost for cleaning or repairs must use a reasonable hourly rate. The landlord can charge a reasonable hourly rate for the landlord’s own cleaning work.

Subsection (7)(c)(B) allows 1 more line. The landlord can claim loss of use of the unit while necessary cleaning takes place. The tenant must be responsible, and the work must happen in a timely manner. The statute does not define ordinary wear and tear.

The table below sorts common move-out conditions into oregon security deposit deductions and owner costs. Normal wear and tear Oregon landlords cannot charge for covers the dust and scuffs of ordinary use. Use the Copy table button to copy the table. Click Download CSV to save it as a file.

A Portland 1-bedroom rents for around $1,400 to $1,500 a month. Each month a unit sits empty costs about that in lost rent. A slow turnover costs more than a disputed line on a statement. ORS 90.300 covers the unit. What ORS 90.320 says about common areas covers the lobby, the hallways and the laundry room.

The carpet cleaning rule has 3 conditions

ORS 90.300(7)(c)(A) lets a landlord deduct carpet cleaning, other than a common vacuum, when all 3 conditions hold.

1. A machine made to clean or shampoo carpets does the work.
2. The landlord cleaned or replaced the carpet after the last tenancy and before this tenant took possession.
3. The written rental agreement says the landlord can deduct the cost of carpet cleaning, regardless of whether the tenant cleans the carpet before move-out.

Read the statute text, not a summary of it. The carpet cleaning deposit Oregon rule depends on the lease clause and the machine, not on a stain.

RKA offers a carpet cleaning add-on on every turnover. The turnover page lists it as an optional add-on, separate from the standard clean. Keep the dated lease clause with the invoice.

Portland adds rules on top of the state statute

Portland City Code 30.01.087 also applies to units inside the city of Portland. It adds 4 rules.

• Deposit cap. A landlord who does not require last month’s rent cannot collect more than 1 month’s rent as a security deposit. If the deposit includes last month’s rent, the landlord cannot collect more than 0.5 month’s rent as an additional part of the deposit.
• Labor over $200. A landlord who charges more than $200 in labor must provide documentation. The documents must show the cost is reasonable and consistent with typical hourly rates in the metro region.
• Fixtures and appliances. Any landlord-provided fixture, appliance or equipment the deposit covers must appear by description in the rental agreement.
• Penalty. A landlord who breaks the section is liable for up to $250 per violation plus actual damages, reasonable attorney fees and costs.

A third-party cleaning invoice that shows hours and a rate can serve as that documentation. RKA cleans apartment buildings across the city; see apartment cleaning in Portland for the neighborhoods we cover.

What the crew does at a turnover, step by step

1. You send the unit address, the size and any concerns. RKA confirms availability, often within 24 to 72 hours. Same-day or next-day service is available for an emergency move-out.
2. The crew checks out the keys before the shift and logs the check-in.
3. Kitchen. The crew cleans the oven, fridge, dishwasher and microwave inside and out. It wipes cabinets inside and out, cleans the counters and backsplash, and descales the sink.
4. Bathrooms. The crew cleans the toilet bowl, tank, base and behind. It scrubs the tub and shower grout, caulk and fixtures, cleans the mirrors, and mops the floor.
5. Living areas and bedrooms. The crew dusts sills, ledges and fans, wipes closets, switches and handles, and cleans baseboards and vents. It vacuums carpets with a ProTeam HEPA vacuum or mops hard floors.
6. Add-ons, if you order them. Carpet machine clean, blinds, windows, patio or balcony.
7. The crew fills in the digital checklist, takes completion photos, returns the keys and logs the check-out.

The turnover page lists crew time for a 2-person crew. A studio or 1-bedroom takes 3 to 4 hours. A 2-bedroom takes 4 to 5 hours. A 3-bedroom takes 5 to 7 hours. Heavy buildup can take longer. The crew uses EPA Safer Choice products and color-coded microfiber cloths by zone.

How RKA prices a turnover and what changes it

RKA gives no price over the phone. RKA walks the unit for about 20 minutes, then sends a written quote. The quote covers labor, supplies, equipment and insurance. There are no hidden fees.

4 items change the number:

• Unit size and bedroom count. Crew hours rise with each bedroom.
• Condition on arrival. Heavy buildup adds hours.
• Add-ons. Carpet machine clean, blinds and windows are optional add-ons.
• Volume per month. Property managers with several units a month get volume pricing.

The hourly rate matters for the deposit. ORS 90.300(7)(b) requires cleaning labor at a reasonable hourly rate. The Portland cleaning rates guide lists $35 to $85 per hour per technician. See the Portland cleaning rates guide.

What you get after each turnover: the deposit paper trail

Every RKA account runs under the CleanAssure Standard: a dedicated crew, documented SOPs, digital quality reporting, and a 100% satisfaction guarantee. After each turnover, the account manager receives:

• Timestamped completion photos.
• A digital checklist for the unit, item by item, adjusted to the property type.
• An invoice for the unit.
• A note of each maintenance issue the crew saw: a burned counter, a cracked tile, a broken fixture.
• The check-in and check-out log for the crew.

If an item fails your inspection, tell RKA. The crew cleans it again within 24 hours at no charge. Read the re-clean guarantee and our proof of insurance page.

This record matches the statute. ORS 90.300(12) requires a written accounting that states the basis of each claim. Photos plus a dated invoice show what the crew did and what it cost.

Write the itemized statement so a court can check it

Write 1 line per item. Each line names the condition found, the work done, the hours, the rate, the total, and the proof. A line that reads “cleaning, $300” fails. Copy the table. Fill in the money cells from the invoice. Attach the photos.

1 deadline applies. Under ORS 90.300(12) and (13), the landlord must send the written accounting and any refund within 31 days. The 31 days start when the tenancy ends and the tenant delivers possession. ORS 90.300(16) sets the penalty. A landlord who withholds money without a written accounting, or in bad faith, owes the tenant 2 times the amount withheld. If you run turnovers every month, put turnovers in a standing bid. RKA offers consolidated invoicing for multi-unit accounts.

FAQ

can a landlord charge for cleaning from a security deposit in oregon

Yes, ORS 90.300(7) allows cleaning charges beyond ordinary wear and tear at a reasonable hourly rate. The landlord must list them in a written accounting.

who pays for carpet cleaning in oregon landlord or tenant

The tenant pays only when all 3 ORS 90.300(7)(c)(A) conditions are true. The conditions: a carpet machine, a carpet cleaned or replaced before move-in, and a lease clause. Otherwise the owner pays.

how long does a landlord have to return a deposit in oregon

31 days after the tenancy ends and the tenant delivers possession. The refund goes with the written accounting under ORS 90.300(12) and (13).

what counts as normal wear and tear in oregon

ORS 90.300 uses the term but does not define it. Light dust and minor scuffs sit inside it; grease, trash, pet damage and biohazard sit outside it.

More answers are in our FAQ.

Book the turnover with the paper trail included

RKA cleans 148 multifamily units across its Portland portfolio. Each turnover ends with photos, a checklist and an invoice, and turnaround runs 24 to 72 hours. Oregon security deposit cleaning charges are easier to defend when the record behind them is clear. Get a free quote, call (971) 600-0752, or email [email protected].