Columbus Security Deposit Rules: What the Housing Code chapter 4551 Adds to Ohio Law
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A landlord in Columbus has to satisfy two sets of rules at once: the Ohio statute, Ohio Rev. Code § 5321.16, and the city's own Housing Code chapter 4551 (Columbus City Code §§ 4551.04–4551.071). The state law sets the 30-day return deadline after termination of the rental agreement and delivery of possession; the local ordinance adds rules on paying the deposit in installments, receipt and itemization and rent-increase notice. Where the two overlap, the landlord has to meet the stricter one.
What the Housing Code chapter 4551 adds
- Paying the deposit in installments: Operators with five or more rental units must give written notice that the tenant may pay the deposit over at least 3 or at least 6 monthly installments due with rent. (4551.04 (Ord. 0495-2021))
- Receipt and itemization: Operators must give a written receipt for any security deposit and all rent payments, within 4 business days for cash or other non-auto-receipted payments. (4551.05 (Ord. 0496-2021))
- Rent-increase notice: Leases entered or renewed after Jan. 31, 2025 must require at least 60 days' written notice before any rent increase exceeding ten percent; violation is a first-degree misdemeanor. (4551.071 (Ord. 3525-2024))
Who it covers: Residential rental units in Columbus. 4551.04 exempts operators with fewer than 5 units; 4551.05 exempts permanent supportive housing operators; 4551.071 exempts income-based subsidized tenancies and applies to leases executed or renewed after January 31, 2025.
Worth knowing: The installment rule binds only operators with five or more units; the receipt rule binds every operator except permanent supportive housing. Breaking the 60-day rent-increase notice rule is a first-degree misdemeanor.
What Ohio law already requires
- Return deadline: 30 days after termination of the rental agreement and delivery of possession.
- Itemized deductions: required in writing.
- Forwarding address: the tenant should give one in writing; it affects the deadline or the remedy.
- Penalty for wrongful withholding: The tenant recovers the amount wrongfully withheld plus an equal amount as damages and attorney's fees, provided the tenant gave a forwarding address in writing.
- Interest: 5% per year on any portion over $50 or one month's rent, whichever is greater, when the tenant stays six months or longer.
- Small claims limit: $6,000.
- Statute: Ohio Rev. Code § 5321.16.
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Using both rules together
- Read the lease for the deposit amount, the move-in date, and any clause that mentions the ordinance.
- Check the local rule first: paying the deposit in installments under Columbus City Code §§ 4551.04–4551.071, then receipt and itemization and rent-increase notice.
- Count the Ohio deadline of 30 days from termination of the rental agreement and delivery of possession.
- A written demand that cites both Ohio Rev. Code § 5321.16 and Columbus City Code §§ 4551.04–4551.071 carries more weight than one that cites either alone. The tenant recovers the amount wrongfully withheld plus an equal amount as damages and attorney's fees, provided the tenant gave a forwarding address in writing.
Frequently Asked Questions
Q: Does Columbus require interest on security deposits?
A: The Housing Code chapter 4551 does not add an interest rule, so Ohio law governs. 5% per year on any portion over $50 or one month's rent, whichever is greater, when the tenant stays six months or longer.
Q: Is the Columbus deposit return deadline different from Ohio law?
A: No. The Housing Code chapter 4551 does not change the return deadline, so the Ohio rule applies: 30 days after termination of the rental agreement and delivery of possession under Ohio Rev. Code § 5321.16.
Q: Does the Housing Code chapter 4551 apply to my unit?
A: Residential rental units in Columbus. 4551.04 exempts operators with fewer than 5 units; 4551.05 exempts permanent supportive housing operators; 4551.071 exempts income-based subsidized tenancies and applies to leases executed or renewed after January 31, 2025. Check the section cited below for the full list of exemptions before relying on it.
Q: Can I sue my landlord in small claims court for my Ohio deposit?
A: Yes. Ohio small claims court hears claims up to $6,000, which covers most deposits plus the statutory penalty. A dated written demand that cites Ohio Rev. Code § 5321.16 is the usual first exhibit.
Sources Checked
- Columbus City Code §§ 4551.04, 4551.05, 4551.071, Housing Code chapter 4551: code text, read 2026-09-20
- Ohio Rev. Code § 5321.16 (the Ohio statute cited above)
- LeaseLenses Ohio deposit data set, last reviewed 2026-09-19; the same data powers the Ohio demand letter tool
- Ohio landlord-tenant overview and the Ohio deposit rules page
This page is general legal information for Columbus, Ohio, not legal advice. Local ordinances are amended more often than state statutes; read the current code text before relying on a figure in court.
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