LOCAL RULES

Oregon rental inspection report requirements

Your Oregon rental inspection report has 3 rules to meet. ReportDraft puts every one on your checklist and checks your draft before you sign.

  • The 31-day written accounting stating the basis of each claim
  • The 31-day return of the unclaimed balance
  • 24 hours' actual notice before entering to inspect
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Oregon does not require a move-in condition report, but its deposit law turns on specifics: within 31 days the landlord gives a written accounting that states specifically the basis of each claim, and only damage the tenant caused, not ordinary wear and tear, can be charged. Here is each rule with a link to the Oregon Revised Statutes, and how walkthrough notes become the report behind the accounting.

Last reviewed October 10, 2026 against the official sources listed below.

Rental inspectionOREGON / SAMPLE

Sample notes, 87 words

Move-in inspection
Address: 22 Cedar Court, Unit 4B, Salem, OR
Date: 2026-09-30
Landlord: Pinecrest Property Management
Tenant: Jordan Lee and Priya Raman
...
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79%of your draft is ready from these notes

We sorted 13 items into 6 sections and flagged 5 to fix soon.

  • Fix soonLiving and dining areas

    Carpet has a stain near the sofa wall.

  • Fix soonKitchen

    Dishwasher not working.

  • Fix soonKitchen

    Counter chipped near the sink.

3 Oregon rules on your checklist, including the 31-day written accounting stating the basis of each claim.

Still to add

  • RecommendedNotes for entry and hallways
  • RecommendedNotes for laundry and utility

Filled in for you

Inspection typeMove-in
Rental unit address22 Cedar Court, Unit 4B, Salem, OR
Inspection dateSep 30, 2026
Landlord or property managerPinecrest Property Management
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What Oregon requires

  • From a security deposit the landlord may claim only the amount reasonably necessary to remedy the tenant's defaults under the rental agreement, such as unpaid rent, and to repair damage to the premises caused by the tenant, not including ordinary wear and tearORS 90.300 (7) (a) · Oregon Laws 2023, chapter 296 (SB 1069), s. 4
  • The landlord need not make a repair before claiming its cost; labor charged for cleaning or repairs must be at a reasonable hourly rate, which may include the landlord's own workORS 90.300 (7) (b) · Oregon Laws 2023, chapter 296 (SB 1069), s. 4
  • Machine carpet cleaning can be claimed only where the carpet was cleaned or replaced after the previous tenancy and before this tenant moved in, and the written rental agreement says the landlord may deduct carpet cleaning whether or not the tenant cleans itORS 90.300 (7) (c) (A)
  • To claim any of the deposit, within 31 days after the tenancy ends and the tenant delivers possession the landlord gives the tenant a written accounting that states specifically the basis or bases of the claim, separately for the security deposit and any prepaid rentORS 90.300 (12) · Oregon Laws 2023, chapter 296 (SB 1069), s. 4
  • Any part not claimed that way is returned no later than 31 days after the tenancy ends and the tenant delivers possession, by personal delivery or first class mail (or e-mail where the chapter allows it)ORS 90.300 (13) and (14)
  • A tenant may recover twice the amount withheld without the written accounting, or withheld in bad faithORS 90.300 (16)
  • To enter to inspect, outside emergencies and specific agreements, the landlord gives at least 24 hours' actual notice and enters only at reasonable times; the tenant may deny consent but may not unreasonably withhold itORS 90.322 (1) (f) and (2)
  • The landlord gives the tenant a receipt for any security deposit paid, and a written rental agreement lists the depositORS 90.300 (2) (a) and (3)

What a deposit can cover

The landlord may claim only what is reasonably necessary to remedy the tenant's defaults under the rental agreement, such as unpaid rent, and to repair damage the tenant caused, not including ordinary wear and tear. The repair does not have to be done first, and labor for cleaning or repairs must be at a reasonable hourly rate, including the landlord's own work.

Carpet cleaning has its own conditions: it can be claimed only where the carpet was cleaned or replaced before this tenant moved in, the cleaning uses a carpet cleaning machine, and the written rental agreement says the cost may be deducted whether or not the tenant cleans it.

The 31-day written accounting

Within 31 days after the tenancy ends and the tenant delivers possession, the landlord gives the tenant a written accounting that states specifically the basis or bases of any claim, separately for the deposit and any prepaid rent, and returns whatever is not claimed. Delivery is in person or by first class mail, or by e-mail where the chapter allows it.

Money withheld without that accounting, or in bad faith, can cost the landlord twice the amount.

Receipts and inspections during the tenancy

The landlord gives a receipt for the deposit, and a written rental agreement lists it. To enter for an inspection, outside emergencies and specific agreements, the landlord gives at least 24 hours' actual notice and enters only at reasonable times; the tenant may deny consent but may not unreasonably withhold it.

From walkthrough notes to a finished Oregon report

At move-out, note each room, every item of damage and what caused it, the carpet's condition, and the cleaning needed. ReportDraft writes it up room by room with each damaged item described specifically enough to be a line of the accounting, keeps ordinary wear apart from damage, and leaves lines for the landlord and the tenant to sign.

A move-in report in the same layout is what shows the damage is new.

Common mistakes

  • Sending an accounting that lists totals without stating specifically the basis of each claim.
  • Missing the 31 days after the tenant delivers possession.
  • Charging for ordinary wear and tear.
  • Deducting carpet cleaning without the rental agreement provision or a pre-move-in cleaning.
  • Charging labor at more than a reasonable hourly rate.

Sources

Last reviewed October 10, 2026. Next review due January 10, 2027. This page explains published rules to help you write your report. It is not legal advice; the official text linked above governs.