Ohio Security Deposit Return Deadline

Ohio security deposit return deadline at a glance

Ohio landlords have 30 days to return a tenant's security deposit after the tenancy terminates and the tenant provides a forwarding address. The rule is in Ohio Rev. Code § 5321.16. The landlord must provide an itemized list of deductions within the same 30-day window.

How the 30-day clock starts in Ohio

The 30-day period begins when the tenant vacates and delivers a written forwarding address to the landlord. If the tenant does not provide a forwarding address, the landlord must hold the deposit and itemization until the tenant makes a written request. The landlord must mail the deposit (or the balance with an itemized statement) to the tenant's forwarding address.

What happens if an Ohio landlord misses the deadline

A landlord who fails to return the deposit or provide an itemized statement within 30 days is liable for double the amount wrongfully withheld, plus reasonable attorney fees. Ohio Rev. Code § 5321.16(C) provides this 2x penalty. The tenant can file in small claims court or municipal court to recover.

Ohio-specific rules worth knowing

Ohio caps security deposits at one month's rent (for month-to-month tenancies; no statutory cap for fixed-term leases, though courts may scrutinize excessive amounts). Landlords must pay 5% annual interest on deposits held for six months or longer if the tenancy is for six months or more. Interest accrues from the date of deposit and must be paid annually and upon termination. Ohio also requires landlords to provide a written notice of the deposit amount and the bank where it is held.

Worked example: returning a security deposit in Ohio

Your tenant moves out of a $1,200/month apartment on June 1 and provides a forwarding address the same day. The security deposit was $1,200 (one month's rent). During the walk-through, you document $200 in cleaning costs and $150 for wall damage.

In Ohio, you have 30 days to return the deposit (or the balance with an itemized statement of deductions). Your deadline is July 1.

Deductions total $350. You owe the tenant $850, which you mail with an itemized list: cleaning ($200), wall repair ($150). Include any accrued interest (5% annually if held 6+ months).

Miss the deadline or wrongfully withhold, and you face a 2x penalty on the amount wrongfully withheld, plus the tenant's attorney fees.

What experienced landlords do differently

• Do the move-out walk-through with the tenant present and both parties signing the checklist. Deductions documented together are rarely disputed.
• Take timestamped photos at both move-in and move-out. Side-by-side photo evidence is the fastest way to resolve any deduction disagreement.
• When in doubt, return the full deposit. The legal cost of defending a $300 deduction (court fees, your time, potential penalties for wrongful withholding) almost always exceeds the deduction itself.

Related Ohio compliance tools

Landlords in Ohio deal with more than just deposit returns. These free calculators cover the other compliance deadlines you need to track:

• Ohio Eviction Timeline Estimator — Estimate the full eviction process from notice to possession
• Ohio Maximum Late Fee Calculator — Calculate the highest late fee your lease can enforce
• Ohio Rent Increase Notice Calculator — Find the required notice period for your planned increase

See all property management tools for investment, financing, and operations calculators.

Frequently asked questions about Ohio security deposits

What if I can't get repair estimates before the deadline?

Most states allow you to send a preliminary itemized statement of anticipated deductions within the deadline, then follow up with a final accounting once you have actual costs. The key is notifying the tenant in writing before the deadline expires. Silence past the deadline can forfeit your right to any deductions.

What is the penalty if an Ohio landlord misses the deposit deadline?

The landlord is liable for double the amount wrongfully withheld, plus reasonable attorney fees (Ohio Rev. Code § 5321.16(C)).

Does Ohio require interest on security deposits?

Yes. Landlords must pay 5% annual interest on deposits held for six months or longer, when the tenancy is for six months or more. Interest must be paid annually and upon termination.

What is the maximum security deposit in Ohio?

One month's rent for month-to-month tenancies. There is no statutory cap for fixed-term leases, though courts may scrutinize unreasonable amounts.

Can an Ohio landlord deduct for carpet replacement?

Only for damage beyond normal wear and tear. Stains, burns, or pet damage may justify deductions. Gradual wear from normal foot traffic is not deductible. Prorate based on the carpet's remaining useful life.