Ohio security deposit demand letter

Fictional Ohio case. Generated sample, not a court outcome or a substitute for your own letter.

Maya Patel (fictional tenant)
[Fictional current mailing address]

September 08, 2026

Daniel Reed (fictional landlord)
[Fictional landlord mailing address]

SENT VIA CERTIFIED MAIL - RETURN RECEIPT REQUESTED

RE: Demand for return of security deposit - [Fictional Ohio rental address]

Dear Daniel Reed (fictional landlord):

I vacated the above rental property on August 01, 2026 and paid a security deposit of $2,000.00. Under Ohio Rev. Code § 5321.16 (Ohio Security Deposit Law), the applicable return rule is: 30 days after termination of the rental agreement and delivery of possession; the tenant must provide a forwarding address in writing to preserve the damages and fee remedies.

DISPUTED DEDUCTIONS
I dispute the following deductions under Ohio Rev. Code § 5321.16 for the reasons below. Please provide the records supporting each disputed charge, including the work, cost, and condition at issue. For replacement charges, explain the item's age and how you calculated the amount charged:

  • Repainting ordinary wall scuffs - $900.00
    Ordinary wear and tear - not deductible. Repainting after a tenancy is ordinary wear and tear unless the walls were damaged beyond normal use (large holes, unauthorized colors). Dated move-in and move-out photos help distinguish ordinary wear from tenant-caused damage.

I do not contest the following deductions, totaling $200.00: Unpaid rent balance ($200.00).

This demand does not cancel any accepted debt. Any separate claim or counterclaim must credit amounts already paid or retained toward that debt.

DEMAND
I demand payment of $900.00, the amount improperly withheld from my deposit.

This demand includes all interest accrued on my deposit, which state law requires: For a tenancy of at least six months, the deposit portion exceeding the greater of $50 or one month's periodic rent earns 5% annual interest, payable annually (R.C. 5321.16(A)).

This demand is limited to the amount improperly withheld. The applicable statutory remedy is conditional: under Ohio Rev. Code § 5321.16(C), wrongful withholding makes you liable for the amount withheld plus damages in an equal amount, together with my reasonable attorney's fees. I reserve the right to seek that remedy if its conditions are established in court.

Please deliver payment to the address above no later than September 22, 2026 (14 days from the date of this letter). This requested date does not shorten any statutory notice or cure period. If this remains unresolved after the applicable notice, service and waiting requirements are satisfied, I intend to file suit in small claims court. I have retained dated photographs of the property's condition, the lease, our correspondence, your itemized statement, the repair receipts you provided, and this demand letter.

Sincerely,


Maya Patel (fictional tenant)

Enclosures: Evidence exhibit list