What can an Ohio landlord deduct from my security deposit?

Allowable deductions include unpaid rent and damage beyond normal wear and tear. The landlord must provide an itemized written statement; vague charges can be contested.

What is the penalty if an Ohio landlord doesn't return my deposit?

Under Ohio Rev. Code § 5321.16(C) the tenant can recover twice the wrongfully withheld amount plus reasonable attorney fees.

Updated for 2026

Ohio Security Deposit Laws & Calculator

Q: How long does a landlord have to return a security deposit in Ohio?

Ohio landlords must return the deposit or provide a written itemized statement of deductions within 30 calendar days of move-out under Ohio Rev. Code § 5321.16.

Q: Is there a maximum security deposit in Ohio?

Ohio sets no statewide cap. However, deposits exceeding one month's rent trigger a 5% annual interest obligation if the tenant lives there for six or more months.

Q: Does Ohio require interest on security deposits?

Yes — 5% annual interest is required on any portion of the deposit exceeding one month's rent when the tenancy lasts six months or more.

Ohio landlords must return your security deposit within 30 calendar days of move-out — with a written itemized list of any deductions. Miss that deadline and they could owe you twice the withheld amount plus attorney fees. Use our free calculator to see exactly what you're owed.

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Ohio Security Deposit — Quick Facts

Return Deadline

30 Days

Calendar days from move-out

Maximum Deposit

No Statewide Cap

Any agreed amount

Penalty

2× Withheld

Plus attorney fees

Interest Required

✓ Yes (conditional)

5% on excess >1 mo. rent (6+ mo. tenancy)

Statute

Ohio Rev. Code § 5321.16

Small Claims Limit

$6,000

Municipal/county court

Interest on Large Deposits: If you paid a security deposit greater than one month's rent and lived in the unit for six months or more, your landlord must pay 5% annual interest on the excess portion. Request this when calculating your total refund.

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Enter your move-out date and deposit amount to instantly see your landlord's 30-day deadline, any interest owed, and potential penalties.

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Ohio Security Deposit Law — Explained

The 30-Day Return Deadline

Under Ohio Revised Code § 5321.16, landlords have exactly 30 calendar days after a tenant vacates to either return the full security deposit or mail an itemized written statement of deductions along with any remaining balance. The clock starts on the move-out date, not the lease end date. Providing your forwarding address in writing — by email or certified mail — eliminates any landlord excuse for delay.

Ohio courts apply this deadline strictly. Failing to send the required itemized statement on time — even if only a small amount was withheld — can expose a landlord to the full double-damage penalty under § 5321.16(C). Receipts and documentation for all claimed repairs are essential; vague charges don't hold up.

Interest on Security Deposits

Ohio is one of a handful of states that mandates interest on security deposits under specific conditions. If your deposit exceeded one month's rent and you lived in the unit for at least six consecutive months, your landlord must pay 5% annual interest on the excess portion. This interest accrues each year and must be returned alongside the principal when you move out.

Example: monthly rent $1,000, deposit $1,500, tenancy 24 months — interest applies to $500 for two years, totaling approximately $50. Small amounts matter; always check whether this applies to your situation.

Allowable Deductions and Normal Wear and Tear

Ohio landlords may deduct for unpaid rent, damage beyond normal wear and tear, and documented lease violations. Ohio statute doesn't define "normal wear and tear," but courts consistently treat minor wall scuffs, small nail holes, and routine carpet wear as non-deductible. Large stains, broken fixtures, pet damage, and unauthorized modifications are deductible. The landlord must provide a specific, itemized list — vague line items like "cleaning: $200" without receipts are challengeable.

The 2× Bad-Faith Penalty

Ohio's tenant-protection statute carries real teeth. Under § 5321.16(C), if a landlord wrongfully withholds any part of a deposit — or fails to provide the required itemized statement on time — the tenant is entitled to recover twice the amount wrongfully withheld, plus reasonable attorney fees. Ohio courts have applied this strictly: procedural failures alone (late statement, missing itemization) can trigger the penalty even without overt bad faith.

Small Claims Court in Ohio

Ohio small claims courts (within municipal and county courts) handle disputes up to $6,000. Filing fees are low, attorneys are optional, and hearings are typically scheduled within 4–8 weeks. For most deposit disputes, small claims is the fastest and most cost-effective recovery path.

What to Do If Your Ohio Landlord Is Late

1
Document your move-out thoroughly Shoot timestamped photos and video of every room before handing over the keys. Retain your lease, move-in checklist, and all written communications.
2
Provide a written forwarding address Email or text your new address the day you move out. This creates a clear paper trail and removes any landlord excuse for delay.
3
Mark Day 30 on your calendar Count exactly 30 calendar days from your move-out date. If no deposit or itemized statement arrives by then, the deadline has been missed.
4
Send a formal demand letter Use RenterCalc's demand letter generator to send a letter citing Ohio Rev. Code § 5321.16, demanding the deposit plus any interest within 10 days.
5
File in small claims court if ignored Ohio's small claims limit is $6,000. You can sue for twice the withheld amount plus attorney fees. Bring photos, lease, demand letter, and all communications.
6
Consult a tenant attorney for larger disputes If the total claim exceeds $6,000 or conduct is egregious, a tenant rights attorney may take your case on contingency — you pay nothing unless you win.

Ohio Security Deposit FAQ

How long does a landlord have to return a security deposit in Ohio?

Ohio landlords have 30 calendar days after move-out to return the deposit or provide a written itemized statement of deductions under Ohio Rev. Code § 5321.16. Missing this deadline triggers the double-damage penalty.

Is there a maximum security deposit in Ohio?

No statewide cap exists. However, deposits exceeding one month's rent trigger a 5% annual interest obligation if the tenancy lasts six months or more. Landlords who charge more than one month's rent must track this interest.

What can an Ohio landlord deduct from my deposit?

Allowable deductions include unpaid rent, damage beyond normal wear and tear, and documented lease violations. Normal wear and tear — minor scuffs, small nail holes, routine carpet wear — cannot be deducted. The landlord must provide a specific itemized list with receipts.

What is the penalty if my landlord keeps my deposit in Ohio?

Under Ohio Rev. Code § 5321.16(C), if a landlord wrongfully withholds a deposit or fails to provide the required itemized statement on time, you can recover twice the withheld amount plus reasonable attorney fees. Courts apply this strictly.

Does Ohio require interest on security deposits?

Yes, conditionally. If your deposit exceeded one month's rent and you lived in the unit for at least six months, your landlord must pay 5% annual interest on the excess portion. This must be returned along with the principal deposit.

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