[oregon] Landlord Kept My Entire Deposit And Says I Owe More

Hey everyone, I’m in a frustrating situation with my ex-landlord and could really use some advice.

I lived in an apartment in Beaverton, Oregon for 14 months. I was never late on rent or utilities, and I moved out about 2 months ago. I expected to get some of my $1,650 deposit back, but instead they just sent me a statement saying I owe $2,094.52 in total. After applying my deposit, they still claim I owe $444.52. Their charges break down like this:

• Carpet replacement: $1,288.21
• Painting (50% of the apartment): $287.50
• Cleaning: $200
• Utilities (RUBS): $152.24

“Opening balance”: $166.57

• (-$1,650 deposit) = $444.52 balance owed

From what I’ve read (looking at ORS 90.300 and a bunch of tenant rights info), the landlord is supposed to give an itemized breakdown and return any remaining deposit within 31 days. But it’s been 2 months since I moved out, and they only contacted me now.

I’ve got photos and video of the place right before I left that show it was in pretty good shape. I doubt the carpet needed a full replacement after only 14 months—it feels like “normal wear and tear” to me, but they’re charging me like it’s all brand new. Plus, 50% of the paint job and $200 cleaning seem kinda high, especially since I did clean.

I really don’t want to just tell them “no” on the extra $444 and walk away—I’d rather fight for what I believe is the correct amount of my deposit back. But I’m pretty low on funds right now, so hiring an attorney might be tough. Has anyone dealt with something similar in Oregon? Is small claims court worth it? Should I send them a certified letter asking for receipts and itemized documentation first? Any success stories (or horror stories) would be super helpful.

Thanks in advance for the advice! I’m stressed out but determined not to let them walk all over me.