Ohio Security Deposit Law: Itemized Within 30 Days, Double Back If Wrongly Withheld
Within 30 days after the rental agreement ends and you hand back possession, an Ohio landlord must deliver a written, itemized notice of any deductions together with the amount due (Ohio Rev. Code §5321.16(B)).
You must give the landlord a forwarding address in writing; without it you cannot claim damages or attorney's fees (§5321.16(B)).
If the landlord fails to comply, you can recover the money due plus damages equal to the amount wrongfully withheld and reasonable attorney's fees (§5321.16(C)).
The 30-day rule
| Rule | Detail | Statute |
|---|---|---|
| What can be deducted | Past-due rent, and damages from the tenant’s failure to meet the tenant duties in §5321.05 or the lease | §5321.16(B) |
| Deadline | Itemized written notice of deductions + amount due within 30 days after termination and delivery of possession | §5321.16(B) |
| Forwarding address | Tenant must give it in writing; without it, no damages or attorney’s fees | §5321.16(B) |
| Penalty | Money due + damages equal to the amount wrongfully withheld + reasonable attorney’s fees | §5321.16(C) |
In practice, a wrongly withheld amount can come back doubled: the amount itself plus an equal amount in damages.
Work out your 30-day deadline with the calculator
Interest on larger deposits
If your deposit is more than $50 or one month’s rent, whichever is greater, the excess earns interest at 5% a year if you stay six months or more, computed and paid annually by the landlord (§5321.16(A)).
| Monthly rent | Deposit | Excess over one month’s rent | Interest per year |
|---|---|---|---|
| $1,200 | $1,200 | $0 | $0 |
| $1,200 | $2,000 | $800 | $40 |
| $900 | $1,800 | $900 | $45 |
Ending a periodic tenancy
| Tenancy | Minimum notice | Statute |
|---|---|---|
| Month to month | At least 30 days before the periodic rental date | §5321.17(B) |
| Week to week | At least 7 days before the termination date | §5321.17(A) |
Common questions
Q. I gave my forwarding address by text. Is that “in writing”?
A. The statute says the forwarding address must be provided in writing (§5321.16(B)). To avoid any argument, also send it by letter and keep a copy.
Q. The landlord sent a list of deductions but no money. Is that allowed?
A. Only if the deductions use up the whole deposit. The itemized notice must come “together with the amount due” (§5321.16(B)); if you dispute the deductions, the remedy is in §5321.16(C).
Statutes (official text): Ohio Rev. Code §5321.16 · Ohio Rev. Code §5321.17
This page explains the statute in general terms and is not legal advice. Local ordinances, your lease and court decisions can add rules. Found an error or a law change? Tell us.