Free Oregon Sublease Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

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Oregon Sublease Agreement

This Sublease Agreement is built with Oregon as the governing state. These are the Oregon landlord-tenant rules that most often bear on it, with the statute for each.

Oregon rules at a glance

Oregon rules for a Sublease Agreement
Security deposit limit	No statutory cap; can’t be raised during the first year of the tenancyORS 90.300(5)
Deposit return	31 days after the tenancy ends and the tenant delivers possession, with a written accountingORS 90.300(12)–(13)
Holding deposits (2026)	Under HB 3521 (2025), for deposits received on or after January 1, 2026, a landlord may take a deposit to secure signing a lease only after approving the application and giving the required written disclosures, and must refund it within five business days if the landlord fails to sign or the applicant rejects the unit over material habitability defects (ORS 90.297).
Month-to-month termination	Tenant: 30 days. Landlord: 30 days in year one; after that only for cause or a qualifying reasonORS 90.427

Security deposits in Oregon

Oregon sets no dollar cap on a security deposit, but it tightly controls what can be deducted and when the money comes back (ORS 90.300). The landlord must give the tenant a receipt for any deposit paid (90.300(2)).

No increase in year one — A landlord can’t require a new or increased deposit during the first year of the tenancy, except where the parties agree to a change such as allowing a pet and the extra deposit relates to that change (90.300(5)).
Allowed deductions — Only amounts reasonably necessary to cover the tenant’s defaults, such as unpaid rent, and to repair damage the tenant caused beyond ordinary wear and tear. Carpet cleaning can be deducted only if done with a machine designed for it, the carpet was cleaned or replaced before the tenancy began, and the written lease provides for the deduction (90.300(7)).
31-day deadline — Within 31 days after the tenancy ends and the tenant delivers possession, the landlord must give a written accounting of any amount claimed and return the balance (90.300(12)–(13)). Note it’s 31 days — not 30.
Last month’s rent — A last-month’s-rent deposit must be applied to the final month when notice is given or the term ends, and any unused portion is refunded on the same 31-day timeline (90.300(9)–(10)).
Penalty — A landlord who fails to return the deposit as required, or withholds any of it in bad faith, owes the tenant twice the amount due (90.300(16)).
Holding deposits (2026) — Under HB 3521 (2025), for deposits received on or after January 1, 2026, a landlord may take a deposit to secure signing a lease only after approving the application and giving the required written disclosures, and must refund it within five business days if the landlord fails to sign or the applicant rejects the unit over material habitability defects (ORS 90.297).

Oregon Sublease Agreement FAQs

How much can a landlord charge for a security deposit in Oregon?

Oregon has no statutory cap. The landlord can’t add or increase a deposit during the first year of the tenancy (except for an agreed change like adding a pet), and must give a receipt (ORS 90.300).

How long does an Oregon landlord have to return a security deposit?

31 days after the tenancy ends and the tenant delivers possession, with a written accounting of anything withheld. Failing to return it as required, or withholding it in bad faith, costs the landlord twice the amount due (ORS 90.300(12)–(16)).

Sublease Agreement in other states

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