Free Oregon Move-In / Move-Out Inspection Checklist
Statutorily aligned to Or. Rev. Stat. §90.300. Landlord must return security deposit (or itemize deductions) within 31 days. Document the unit room-by-room at the start AND end of the tenancy to support any deduction claim.
Watch the walk-through
Oregon Move-In / Move-Out Checklist — Step-by-Step Guide
Covers Or. Rev. Stat. §90.300, the 31 days deposit return deadline, permissible deductions, and wear-and-tear standards
A Oregon Move-In / Move-Out Inspection Checklist is the foundational document for any security deposit dispute. Under Or. Rev. Stat. §90.300, the landlord has 31 days after tenant vacatur to either refund the deposit in full OR provide an itemized accounting of deductions. The written checklist — paired with date-stamped photographs — is the evidentiary basis that distinguishes deductible damage from non-deductible wear and tear.
Complete the Oregon Move-In / Move-Out Checklist
Complete the form below to generate a printable, room-by-room inspection checklist. Use the same form for both the move-in walkthrough (establishes baseline condition) and the move-out walkthrough (documents condition at end of tenancy). Both walkthroughs should be conducted with the tenant present whenever possible, and both should be paired with date-stamped photographs as supporting evidence.
⚠ The Two-Pillar Documentation Standard
A defensible deposit deduction requires two pieces of evidence: (1) this written room-by-room checklist signed by both parties, AND (2) date-stamped photographs of the same items at the same time. The written checklist alone is rarely sufficient — photographs without descriptions are subject to challenge — but together they form the strongest possible defense against any deposit dispute. Always do BOTH.
1. Parties & Tenancy
2. Property
3. Room-by-Room Condition
For each item: select Good (no defects), Fair (minor wear), Poor (visible damage), or N/A (not present). Document any Poor-rated items in the Notes section below and photograph them.
4. Photo Documentation
Date-stamped photos are the second pillar of any defensible deposit claim. Photograph each room AND each Poor-rated item. Retain photos for at least 4 years in cloud backup.
5. Signatures
Both parties should sign and retain a copy. Tenant signature acknowledges accuracy of inspection findings (not a waiver of legal rights).
🏛 Oregon’s Distinctive Security Deposit Framework
✓ Or. Rev. Stat. §90.300 — What Sets Oregon Apart
Oregon’s framework under ORS §90.300 imposes a strict 31-day deadline for return of the deposit plus a written accounting of any deductions. Oregon is unusually strict about itemization specificity — vague categories without descriptions are routinely struck down by courts. Wrongful withholding exposes the landlord to twice the amount wrongfully withheld plus reasonable attorney fees and court costs under ORS §90.300(13). Oregon also requires the move-in checklist (this form) to be completed and signed by both parties — without it, the landlord’s later claims face a heightened burden.
For background on the broader framework, see the comprehensive Oregon security deposit laws guide. For the deposit return accounting itself, see the Oregon Security Deposit Return Letter and Oregon Itemized Deductions form.
About the Oregon Move-In / Move-Out Inspection Checklist
The Oregon move-in / move-out inspection process is anchored to Or. Rev. Stat. §90.300, which governs security deposits and establishes the framework for return of possession at the end of a tenancy. The written checklist is the documentary spine of that process. It establishes baseline condition at move-in, creates a contemporaneous record of the condition at each subsequent inspection, and provides the evidentiary support for any security deposit deduction the landlord may claim.
The checklist serves both parties. For the landlord, it documents that observed damage was caused during the tenancy (and is therefore deductible) rather than pre-existing (and not deductible). For the tenant, it documents that the landlord cannot reach back into the deposit for conditions that existed before the tenant ever occupied the unit. A well-documented move-in checklist is the single most effective defense against unfair deposit deductions on either side.
The 31 days Deposit Return Deadline
The 31-day clock starts on termination of the tenancy and delivery of possession. The tenant should provide a forwarding address; the landlord must mail to the last known address if absent. Portland’s FAIR Ordinance imposes additional procedural requirements.
The Bad-Faith Standard in Oregon
Wrongful withholding under ORS §90.300(13) exposes landlord to twice the wrongfully-withheld amount plus reasonable attorney fees. Failure to provide the written accounting within 31 days exposes the landlord to double damages plus attorney fees. Courts strictly scrutinize itemization specificity — vague entries forfeit the corresponding deduction.
The Key Procedural Quirk Landlords Miss
Oregon courts are unusually strict about itemization specificity. A landlord who writes a generic ‘Cleaning’ line item with only a dollar amount and no description routinely loses that line item in small claims. Oregon expects landlords to itemize at the level of ‘Carpet shampoo, 2 bedrooms, Stanley Steemer invoice attached’ rather than generic category descriptions.
Permissible Deductions Under Or. Rev. Stat. §90.300
Most state security deposit statutes limit permissible deductions to a similar set of categories: (1) unpaid rent, (2) repair of damages caused by the tenant beyond ordinary wear and tear, (3) reasonable cleaning costs to return the unit to its starting condition, and (4) other amounts authorized by the lease. Oregon follows this framework. Normal wear and tear is NOT deductible — cosmetic aging, faded paint, minor carpet wear from foot traffic, and small nail holes generally fall on the wear-and-tear side.
Common Landlord Mistakes in Oregon
Based on the most-litigated deposit disputes in Oregon, the following errors recur:
- Vague itemization (Oregon courts routinely strike down ‘cleaning fees’ without specifics)
- Missing the 31-day deadline (triggers double damages + attorney fees)
- Failing to complete a written move-in checklist signed by both parties
- Not preserving supporting receipts and invoices for itemized deductions
Wear and Tear vs. Damage
Courts generally treat “ordinary wear and tear” as the natural and gradual deterioration of the rental unit from normal use over time. Faded paint after several years, minor carpet wear in walking paths, small scuff marks at door knobs, and minor nail holes from hanging pictures all generally fall on the wear-and-tear side and are NOT deductible. “Damage” by contrast is harm beyond ordinary use — large holes in walls, carpet stains or burns, broken fixtures, pet urine damage, smoke damage, missing items, deliberate alterations. The detailed move-in/move-out checklist plus photographs are the evidentiary foundation that distinguishes one from the other.
Tenant Screening as the First Line of Defense
The most reliable way to minimize move-out disputes is to thoroughly screen tenants at the application stage. A clean credit history, verifiable employment, and clean eviction history are the strongest predictors of a clean move-out. The tenant screening report includes credit, eviction filings, criminal background, and employment verification — the comprehensive screen that catches most red flags before the tenancy begins.
Local Oregon Jurisdictions
Local ordinances may impose additional procedural requirements beyond Or. Rev. Stat. §90.300:
- Portland — Portland Renter Protections / FAIR Ordinance (City Code 30.01)
- Eugene — Eugene Rental Housing Code
- Salem — Salem Revised Code
- Bend — Bend Municipal Code
Always verify local ordinance compliance before completing the move-out accounting. Local jurisdictions sometimes impose additional disclosure or interest requirements on the deposit return.
Related Oregon Forms & Resources
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⚖ Legal Disclaimer
This form is provided for general informational purposes only and does not constitute legal advice. Oregon security deposit law is complex; improper documentation or service can dismiss claims and expose landlords to statutory damages. For Oregon tenant resources, contact Oregon Department of Justice — Consumer Protection and review Or. Rev. Stat. §90.300. Consult a qualified Oregon landlord-tenant attorney before withholding any portion of a security deposit.
