Ohio Security Deposit Law: Deadlines & Penalties
Ohio landlords must return the security deposit within 30 days after the rental agreement ends and the tenant delivers possession. The landlord may apply the deposit to past-due rent and to damage caused by the tenant's failure to meet the tenant's duties under Ohio law or the lease. Anything left over must be returned to the tenant within the same 30 days.
Every deduction must be itemized and identified in a written notice delivered together with the balance due. Ohio tenants should give the landlord a forwarding address in writing, because a tenant who fails to do so loses the right to extra damages and legal fees, although the deposit itself is still owed. This letter includes your forwarding address for that reason.
If the landlord wrongfully withholds part of the deposit, the tenant can recover the money due plus damages equal to the amount wrongfully withheld, and reasonable legal fees. Ohio also requires interest of 5% per year on any part of a deposit above the greater of $50 or one month's rent, when the tenant stays at least six months.
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Ohio: common questions
How long does an Ohio landlord have to return a security deposit?
30 days after the lease ends and you hand back possession. By then the landlord must send any balance owed together with a written, itemized list of every deduction. Deductions are limited to unpaid rent and damage you caused.
Why does my forwarding address matter in Ohio?
Ohio law asks tenants to give the landlord a forwarding address in writing. If you don't, you can still recover the deposit, but you lose the right to the extra damages and legal fees the statute allows. This letter states your address in writing.
What can I recover if my Ohio landlord wrongfully keeps my deposit?
A court can award the amount wrongfully withheld, plus damages equal to that same amount, plus reasonable legal fees. In practice that can double what the landlord owes you, as long as you gave a written forwarding address.
Can I sue for my deposit in Ohio small claims court?
Yes. Ohio small claims divisions of county and municipal courts hear money claims of up to $6,000, not counting interest and court costs. If your claim is larger, you may need to file in the regular civil division.
Compare nearby states
| State | Return deadline | Itemized list | Small claims limit |
|---|---|---|---|
| Ohio | 30 days | Required | $6,000 |
| Indiana | 45 days | Required | $10,000 |
| Kentucky | See statute | Required | $2,500 |
| Michigan | 30 days | Required | $7,000 |
| Pennsylvania | 30 days | Required | $12,000 (magisterial district court) |
| West Virginia | 60 days | Required | $20,000 (magistrate court) |
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