Deposit laws by state › Ohio
State law · Ohio
Ohio security deposit law
How long your landlord has to return your deposit, what they can deduct, and what happens if they get it wrong.
Short answer: Within 30 days after the lease ends and the tenant returns possession, the landlord must return the deposit or send an itemized written notice of deductions with any balance.
How long does a landlord have to return a security deposit in Ohio?
- Return deadline
- Within 30 days after the lease ends and the tenant returns possession, the landlord must return the deposit or send an itemized written notice of deductions with any balance.Ohio Rev. Code § 5321.16(B)
- Itemized list
- Any deduction must be itemized in a written notice delivered within the same 30 days.Ohio Rev. Code § 5321.16(B)
- Forwarding address
- The tenant must give the landlord a forwarding or new address in writing. Without it, the tenant cannot recover the extra damages or attorney's fees.Ohio Rev. Code § 5321.16(B)
Prefer a full page? Use the security deposit deadline calculator.
What happens if an Ohio landlord misses the deadline?
- If the landlord misses it
- Ohio's statute does not say a late landlord forfeits the right to deduct; the remedy is money damages.Ohio Rev. Code § 5321.16
- Penalty
- A landlord who does not comply owes the money wrongfully withheld, plus damages equal to that same amount, plus reasonable attorney's fees. This depends on the tenant having given a forwarding address in writing.Ohio Rev. Code § 5321.16(C)
What can an Ohio landlord deduct from your deposit?
What can be deducted: Past-due rent, and damages from the tenant's failure to meet the tenant's duties under § 5321.05 or the lease. (Ohio Rev. Code § 5321.16(B))
What the itemized list must include: Deductions must be itemized and identified in a written notice. (Ohio Rev. Code § 5321.16(B))
Ohio's deposit statute does not separately define normal wear and tear. See what counts as normal wear and tear for how it is generally treated.
More on common charges: normal wear and tear, cleaning, painting, and a missing itemized list.
Taking a deposit case to small claims court in Ohio
Small-claims limit: Ohio small claims covers claims up to $6,000, plus interest and court costs. (Ohio Rev. Code § 1925.02)
Most deposit disputes never get that far. A clear demand letter, sent by certified mail, often settles them first.
Sample letterSee a Ohio demand letterCharged for three years of normal wear. A full letter the Demand Letter Companion wrote for a fictional tenant, built on these rules.Read the Ohio letter →What to do if your Ohio landlord kept your deposit
- Pin down your dates. When you moved out, returned the keys, and gave a forwarding address in writing. Compare them with the deadline above.
- Gather your evidence. Move-in and move-out photos, the lease, the landlord's list of deductions, receipts and messages. The case checklist covers what matters.
- Send a demand letter by certified mail. Ask for the money, cite Ohio's rules, and give a deadline to pay. What a demand letter does.
- If they still don't pay, consider small claims court. You don't need a lawyer there.
Get a demand letter built on Ohio's rules
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Sources
These rules come from the same verified table the Demand Letter Companion uses, checked against the sources below on October 25, 2026. Laws change; check the current official text before relying on a date.
- Ohio Rev. Code § 5321.16: codes.ohio.gov
- Ohio Rev. Code § 1925.02: hocking.oh.gov
Other states: see the guides for all 50 states and DC
This page is general legal information, not legal advice. Local ordinances can add rules, and your lease and facts matter. For advice about your situation, consult a licensed attorney in Ohio.