Under Ohio Rev. Code §5321.16, here is what is legal and what is not -- and how to dispute wrongful charges in Columbus.
Check My Columbus DepositThe Short Answer
State Law
Painting is one of the most contested security deposit deductions in Ohio. Under Ohio Rev. Code §5321.16, landlords cannot charge tenants for normal wear and tear, and routine repainting after a standard tenancy typically falls into this category. Courts in Ohio have generally held that paint fades, scuffs slightly, and requires refreshing between tenancies as a cost of doing business as a landlord. However, if you painted walls a non-standard color without permission, caused holes or deep gouges, or smoked indoors causing permanent staining, a landlord may have grounds for a deduction.
Practical Tip
Document your walls thoroughly at move-out with timestamped photos. If your landlord charges for painting a normal white/beige wall after a standard tenancy, this is typically an improper deduction in Ohio.
Step-by-Step
Review your lease for any painting clauses
Check whether your lease contains any specific provisions about painting responsibilities. Some leases include language about repainting or professional cleaning obligations. If the lease does not explicitly assign this cost to you, or if the clause conflicts with Ohio law, it may not be enforceable.
Compare your move-in and move-out documentation
Gather your move-in checklist, any photos or videos taken at move-in, and your move-out documentation. If the painting condition was already present when you moved in, or if there is no meaningful difference between then and now, that is strong evidence the charge is improper.
Calculate legitimate vs. illegitimate portions
Even if some portion of the charge is valid, your landlord may be overcharging. Keep in mind that depreciation applies: a landlord cannot charge the full replacement cost for an item that was already aged at move-in. The charge must reflect the remaining useful life. Request itemized receipts showing exactly what was done and the cost. Vague charges like "Painting fee: $400" without a breakdown are often successfully disputed.
Send a written dispute letter citing Ohio Rev. Code §5321.16
Write a formal demand letter to your landlord citing Ohio Rev. Code §5321.16 and identifying the specific deduction you are disputing. State the amount you believe was improperly withheld and request its return within a reasonable timeframe. Note the 30-day deadline under Ohio law and the penalties that apply for non-compliance.
File in Ohio small claims court if needed
If your landlord ignores or rejects your dispute, Ohio small claims court handles deposit cases up to $6,000 -- no attorney required. Filing fees are typically under $100, and judges regularly rule in tenants' favor on clear-cut improper deductions. Bring your demand letter, receipts, and photos as evidence.
Common Questions
Most painting charges are not allowed in Ohio. Under Ohio Rev. Code §5321.16, landlords cannot deduct for normal wear and tear, and painting typically falls into that category after a standard tenancy. If your landlord is charging for routine painting, this is likely an improper deduction you can dispute.
Under Ohio Rev. Code §5321.16, your Ohio landlord has 30 days after your move-out date to return your security deposit along with an itemized written statement of any deductions.
If your landlord improperly deducted for painting, you may be entitled to up to 2x the amount wrongfully withheld under Ohio Rev. Code §5321.16. Start by sending a formal written demand letter citing Ohio Rev. Code §5321.16. If your landlord does not respond, you can file in Ohio small claims court (limit: $6,000) without needing an attorney.
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