Ohio Security Deposit Return: How Renters Can Get It All Back

Moving out of your Ohio rental home soon? Knowing your rights and responsibilities can help you get your full security deposit back. In Ohio, landlords must follow strict rules about security deposits. This article guides you through what to do before, during, and after moving out—making sure you leave nothing behind but a good impression (and a clean apartment).

What Is a Security Deposit in Ohio?

Your security deposit is money you pay your landlord at the start of your lease to cover potential damage beyond ordinary wear and tear or unpaid rent. The rules for returning this deposit, including possible deductions and deadlines, are set by the Ohio Revised Code Section 5321.16^[1].

How to Maximize Your Security Deposit Refund

To improve your chances of a full refund, take these practical steps before you move out:

• Give Proper Notice: Check your lease and Ohio law to confirm how much notice is required—typically 30 days. Provide written notice to your landlord (email or letter works best for records).
• Clean Thoroughly: Clean all rooms, appliances, and fixtures. Remove all belongings and trash.
• Repair Damage: Fix minor repairs like filling nail holes or replacing light bulbs. Document repairs and keep receipts.
• Take Photos: Photograph every room after cleaning and repairs, showing date-stamped evidence of the apartment’s condition.
• Return Keys: Make sure to return all sets of keys and garage door openers.
• Give Your Forwarding Address: In writing, provide your new address so the landlord can mail your deposit or an itemized deduction list.

Official Form: Notice of Forwarding Address

Though Ohio does not provide a standardized state form, it’s required by law to provide your forwarding address in writing to your landlord once you move out. A simple written letter suffices:

• When to use it: After moving out and returning keys, send this to your landlord to ensure a timely deposit return.
• How to use it: State your name, rental address, new address, and request the return of your security deposit.
• See an official sample from the Ohio Legal Help site: Security Deposit Demand Letter (Sample)

When Will You Get Your Deposit Back?

According to Ohio tenancy law, your landlord must mail your security deposit (or a written itemization of deductions) within 30 days of lease termination and after you provide your forwarding address.

What If Your Deposit Isn’t Returned?

If your landlord doesn’t refund your deposit or give a proper explanation within 30 days, you may be able to take legal action through small claims court. The tribunal managing these disputes in Ohio is the county's Municipal or County Court. For more on the process, see the guide from the Ohio Attorney General’s landlord-tenant guide.

• Consider sending a demand letter (see above for a link to a sample).
• If the landlord doesn’t respond, file a small claims complaint at the court in the county where the rental is located.
• You may recover double the amount wrongfully withheld, plus court costs, under Ohio law.

Your county or city court will provide the complaint forms and process. More info: Franklin County Municipal Court Forms (forms and steps for other counties are typically similar).

Common Deductions: What Can (and Can't) Be Withheld?

Your landlord may deduct:

• Unpaid rent or late fees
• Cost to repair damage beyond normal wear and tear (e.g., holes in walls, broken fixtures)
• Outstanding utility bills (if your lease requires you to pay them)

They cannot deduct for ordinary wear (for example, carpet wear or minor wall marks from normal living).

FAQ: Ohio Security Deposits

1. How long does a landlord have to return your security deposit in Ohio?
   Ohio landlords must return your deposit or provide a written list of deductions within 30 days after your lease ends and you provide a forwarding address.
2. What if I didn't provide a forwarding address?
   The landlord is not required to return the deposit until you provide your new address in writing. Do this as soon as you move out.
3. Can my landlord keep my deposit for normal wear and tear?
   No. Only damage beyond normal wear and tear, unpaid rent, or utility charges can be deducted. Routine use is not a valid reason for withholding.
4. How much can a landlord charge for damages?
   The landlord can only deduct actual repair costs for damage beyond normal wear and tear. They must provide receipts or an itemized list if they deduct for repairs.
5. Where can I file a complaint about a withheld deposit?
   You may file a case in your local municipal or county court. Check with your county's clerk of courts for the right forms and procedures.

Conclusion: Key Takeaways

• Give written notice and your forwarding address to your landlord when moving out.
• Clean thoroughly and document the apartment condition with photos.
• Your landlord must return your deposit or a written explanation within 30 days, per Ohio law.

Taking these steps helps protect your deposit and streamlines the move-out process for both you and your landlord.

Need Help? Resources for Renters

• Ohio Landlord-Tenant Act: Chapter 5321 (Ohio Revised Code)
• Ohio Attorney General Consumer Protection Section — call 800-282-0515 for guidance
• Ohio Legal Help: Housing Issues — free guides, forms, and referrals
• Your local county Municipal or County Court (handles small claims/security deposit cases)

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1. Ohio Revised Code Section 5321.16 – Security Deposits
2. Ohio Attorney General Landlord-Tenant Guide

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