Ohio Security Deposit Return Deadline & Penalty Calculator
Thursday, November 12, 2026
Computed as 30 calendar days under Ohio R.C. § 5321.16.
Ohio Small Claims Court cap: $6,000 — eligible for Small Claims Court filing.
Ohio Security Deposit Rules at a Glance (Ohio R.C. § 5321.16)
30 calendar days after termination of the rental agreement and delivery of possession. Under Ohio R.C. § 5321.16(B), the landlord must provide a written itemized list of deductions specifying the damage and pay the remaining balance to the tenant's supplied forwarding address.
| Deadline (No Deductions) | 30 calendar days |
|---|---|
| Deadline (With Itemized Deductions) | 30 calendar days |
| Maximum Deposit Cap | No statutory cap on security deposits under Ohio state law; landlords may charge any mutually agreed amount (typically 1 to 2 months' rent). |
| Bad-Faith / Late Penalty | Under Ohio R.C. § 5321.16(C), if the landlord fails to comply with the 30-day itemization and return requirement, the tenant may recover the money due, together with damages in an amount equal to the amount wrongfully withheld (totaling double damages), plus reasonable attorney's fees. |
| Deposit Interest Rule | Under Ohio R.C. § 5321.16(A), if the security deposit exceeds $50 or one month's rent (whichever is greater) and the tenancy lasts 6 months or longer, the landlord must pay 5% annual interest on the excess amount. |
| Small Claims Court Limit | $6,000 |
Related Ohio Rental Compliance Tools
Key Ohio Statutory Nuances & Documentation Rules
- 5% Mandatory Interest on Excess Deposits: If a landlord collects more than one month's rent as security on a lease of 6+ months, 5% annual interest must be paid or credited to the tenant annually on the excess portion.
- Written Forwarding Address Prerequisite (§ 5321.16(B)): The tenant must provide the landlord in writing with a forwarding or new address. Failure to do so relieves the landlord of double-damage and attorney fee liability.
- Mandatory Attorney's Fees: Ohio courts (Smith v. Padgett) hold that when a landlord wrongfully withholds deposit funds after receiving an address, the award of reasonable attorney's fees to the tenant is mandatory.
- Itemization Must Be Written and Delivered: An oral explanation or text message of deductions does not satisfy R.C. § 5321.16(B); an itemized written notice must be mailed or delivered.
Columbus Duplex Move-Out with Withheld Deposit
A tenant vacates a Columbus rental on July 31, 2026 and provides a written forwarding address on the move-out walkthrough. Under Ohio R.C. § 5321.16(B), the 30-day deadline expires on August 30, 2026 (rolling to Monday, August 31, 2026). If the landlord withholds $900 without mailing a written itemized list of deductions by August 31, the tenant can sue in Ohio Municipal Small Claims Court (limit $6,000) for the $900 wrongfully withheld plus $900 in statutory damages (double recovery totaling $1,800), plus mandatory reasonable attorney's fees.
Ohio Security Deposit Return FAQs
How many days does an Ohio landlord have to return a security deposit?
Under Ohio Revised Code § 5321.16(B), the landlord must deliver or mail the security deposit together with an itemized written list of deductions within 30 calendar days after the rental agreement terminates and possession is delivered.
Does a tenant have to give a written forwarding address in Ohio?
Yes. Ohio R.C. § 5321.16(B) requires the tenant to provide a written forwarding address. If the tenant fails to provide an address in writing, the landlord is not liable for double damages or attorney fees under subsection (C).
What is the penalty if an Ohio landlord withholds a deposit wrongfully?
Under Ohio R.C. § 5321.16(C), if a landlord fails to provide the itemized deduction statement or wrongfully withholds deposit funds, the tenant may recover the amount due plus an equal amount as damages (double the amount withheld) and reasonable attorney fees.
When does an Ohio landlord have to pay interest on a security deposit?
Under Ohio R.C. § 5321.16(A), if a security deposit is greater than $50 or greater than one month's rent, and the tenant stays for six months or more, the landlord must pay 5% interest per year on the amount that exceeds one month's rent.