How do I dispute a security deposit return in Ohio?

Ohio Revised Code § 5321.16 sets out a strict refund procedure and a tenant-friendly attorney's-fee provision.

1. 30-Day Return Rule

After the tenant moves out and provides a written forwarding address, the landlord has 30 days to return any deposit not lawfully deducted plus an itemized written statement of all deductions (§ 5321.16(B)).

2. Forwarding Address Is Critical

The 30-day clock does not start until the tenant provides their forwarding address in writing. Send by certified mail and keep proof. Without it, the landlord's obligations are limited.

3. Allowed vs. Prohibited Deductions

Permitted: unpaid rent and damages caused by tenant's failure to comply with § 5321.05 (tenant obligations) beyond ordinary wear. Prohibited: normal wear and tear, repainting after long tenancies, ordinary cleaning of a unit returned in same condition.

4. Double Damages + Attorney's Fees

If the landlord wrongfully retains any amount, the tenant may recover double the amount wrongfully withheld, plus reasonable attorney's fees (§ 5321.16(C)). This fee-shifting provision makes representation economically viable even for small disputes.

5. Written Demand

Send a demand letter citing § 5321.16, identifying the wrongfully withheld amount, and giving the landlord 7–14 days to pay before suit.

6. Small Claims & Limitations

Ohio small claims courts (within municipal court) hear claims up to $6,000; higher amounts go to municipal or common-pleas court. The statute of limitations is 6 years for written contracts (R.C. § 2305.06, amended 2012).

This is legal information, not legal advice.