Weekly Legal Guide · Week of June 26, 2026

Security-deposit disputes are often evidence disputes. The lease, condition records, photographs, invoices, keys, possession date, forwarding address, and itemized notice determine whether the parties can resolve the account or end up in court.

Why this issue matters in Ohio

Ohio Revised Code 5321.16 provides a specific framework after the rental agreement ends and possession is delivered. Landlords need a reliable inspection-and-mailing process; tenants need written proof of condition and a forwarding address.

Document the move-in baseline

The best move-out file begins at move-in. A signed condition form, date-stamped photographs, video, repair requests, and landlord responses help distinguish preexisting wear from later damage.

• Photograph every room and appliance
• Save the signed checklist
• Report defects promptly in writing
• Keep proof of deposit payment

Define when possession was delivered

Record the lease end, actual vacancy, key return, garage remotes, access devices, and any holdover. Ambiguity about possession can affect rent, inspection timing, utilities, and the deposit accounting.

• Use a written key receipt
• Confirm forwarding address
• Schedule a joint walk-through when practical
• Record meter and utility status

Itemize lawful deductions carefully

Ohio law permits application to past-due rent and damages resulting from tenant noncompliance or the rental agreement. The landlord should distinguish ordinary wear from chargeable damage and support charges with facts rather than rounded estimates.

• Use photographs and invoices
• Explain labor and material charges
• Avoid upgrades charged as repairs
• Credit refundable amounts

Send the accounting within the statutory period

The statute calls for an itemized written notice and the amount due within thirty days after termination and delivery of possession. Tenants should provide a forwarding or new address in writing and retain proof.

• Calendar the deadline immediately
• Use a trackable delivery method
• Keep a copy of the complete mailing
• Address disputed items in writing

Practical checklist

• Save move-in and move-out condition evidence
• Document key return and possession
• Provide the forwarding address in writing
• Itemize each deduction with support
• Send and retain the accounting within 30 days

Common questions

Can a landlord deduct for ordinary wear?

A landlord should distinguish ordinary wear from damage caused by tenant noncompliance and support any deduction.

Why does the forwarding address matter?

Ohio law directs the tenant to provide it in writing, and failure to do so can affect statutory damages and attorney-fee remedies.

What can happen if funds are wrongfully withheld?

The statute provides potential recovery of the amount due, additional damages equal to the amount wrongfully withheld, and reasonable attorney fees.

This article provides general information about Ohio law and is not legal advice. Reading it does not create an attorney-client relationship. Laws, court rules, and individual circumstances can change the analysis.