Ohio Security Deposit Demand Letter (ORC § 5321.16)
Moved out and still waiting on your deposit? A clear, written demand is usually the first step — and often the last one needed. Answer the questions below and your letter fills itself in as you type.
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[Your forwarding address]
October 15, 2026
[Landlord or property manager name]
Re: Demand for return of security deposit — [Rental address]
Dear [Landlord or property manager name],
I was a tenant at [Rental address] and moved out on [Move-out date]. At the start of my tenancy I paid a security deposit of [Deposit amount ($)]. So far none of my deposit has been returned, and I have not received an itemized statement of deductions.
Under Ohio Revised Code § 5321.16, a landlord must return the security deposit, with a written, itemized notice of any deductions, within 30 days after the rental agreement ends and the tenant delivers possession. Based on my move-out date, that deadline was [Move-out date].
Please send [Deposit amount ($)] to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 29, 2026, I intend to file a claim in small claims court, where I may ask for the amount wrongfully withheld plus an equal amount in damages, and reasonable legal fees.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
[Your full name]
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How security deposits work in Ohio
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.
What to do, step by step
Fill in your details
Answer the questions above. Your letter updates live as you type, so you can check every detail before you send it.
Send it in a way you can prove
Mail the letter by certified mail with return receipt and keep the receipt. If your lease lists an email address for notices, send a copy there too.
Wait for a reply
Give your landlord the 14 days stated in the letter. For reference, Ohio's own deadline under ORC § 5321.16 is 30 days after move-out.
Gather your evidence
Collect your lease, move-in and move-out photos, any inspection checklist, rent receipts and every message about the deposit.
File in small claims if needed
If the deposit still doesn't come back, you can file in small claims court (Ohio limit: $6,000). Bring this letter and your proof of mailing.
What if the landlord ignores the letter?
Silence doesn't end the matter. Your letter creates a dated record that you asked for the deposit back and gave a reasonable deadline — exactly what a small claims judge will want to see.
In Ohio, the rules are set out in Ohio Revised Code § 5321.16. If a landlord keeps a deposit without following them, a court may award the amount wrongfully withheld plus an equal amount in damages, and reasonable legal fees.
Small claims court is designed for people representing themselves: filing fees are modest, forms are short, and hearings are informal. In Ohio the limit is $6,000, which covers nearly every deposit dispute.
Example Ohio security deposit demand letter
A filled-in sample with made-up details, so you can see the finished result.
Jordan Rivera
88 Pine Ave, Springfield
October 5, 2026
Oakview Property Management
500 Market St, Suite 200, Springfield
Re: Demand for return of security deposit — 123 Elm St, Apt 4B, Springfield
Dear Oakview Property Management,
I was a tenant at 123 Elm St, Apt 4B, Springfield and moved out on August 31, 2026. At the start of my tenancy I paid a security deposit of $1,800.00. So far you have returned $300.00, leaving $1,500.00 outstanding.
Under Ohio Revised Code § 5321.16, a landlord must return the security deposit, with a written, itemized notice of any deductions, within 30 days after the rental agreement ends and the tenant delivers possession. Based on my move-out date, that deadline was September 30, 2026.
I returned all keys on August 31 and took dated photos of every room, which show the unit clean and undamaged apart from normal wear and tear.
Please send $1,500.00 to me at the forwarding address above within 14 days of the date of this letter. If you believe you are entitled to keep any part of the deposit, please send a written, itemized statement of each deduction, with copies of receipts or invoices.
If I have not received the deposit or a proper itemized statement by October 19, 2026, I intend to file a claim in small claims court, where I may ask for the amount wrongfully withheld plus an equal amount in damages, and reasonable legal fees.
I would prefer to resolve this without going to court, and I am keeping a copy of this letter and proof of mailing for my records.
Sincerely,
Jordan Rivera
Frequently asked 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.
Do I have to send a demand letter before going to small claims?
Many courts expect you to have asked for the money first, and a written demand is the simplest proof that you did. It also resolves a large share of disputes on its own.
How should I send the letter?
Use a method that gives you proof of delivery, such as certified mail with return receipt. Keep a copy of the letter and the receipt together.
FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.