Ohio Landlord-Tenant Laws: Rights and Duties for Both Sides

Ohio's landlord and tenant chapter, Revised Code 5321, lists duties for both sides. Landlords must keep the unit fit and give reasonable notice before entering, and tenants who are current on rent can deposit rent with the court clerk when serious repairs are ignored.

Ohio landlord-tenant rights at a glance

Rule	Ohio	Law
Notice before entry	Except in an emergency, the landlord must give reasonable notice of at least 24 hours before entering and enter at reasonable times.	Revised Code section 5321.04
Tenant repair remedies	If the landlord does not fix a serious problem within a reasonable time, at most 30 days after written notice, a tenant who is current on rent may deposit rent with the court clerk, ask for a rent reduction or end the agreement; this does not apply to some small landlords who disclose it in writing.	Revised Code section 5321.07
Retaliation protection	A landlord may not raise rent, reduce services or threaten eviction because a tenant complained to a government agency or the landlord, or joined a tenant group.	Revised Code section 5321.02
Late fees	No statute caps late fees on residential leases; a fee set in the lease is generally upheld when it is reasonable.	Ohio Revised Code chapter 5321 (no late fee statute)
Deadline to return the deposit	The landlord has 30 days after the lease ends and the tenant gives back possession to return the deposit or send a written list of deductions with any balance.	Revised Code section 5321.16

Repairs and habitability

Every residential tenancy comes with a duty to keep the home safe and livable. Put repair requests in writing and keep a dated record of each step.

Tenant repair remedies. If the landlord does not fix a serious problem within a reasonable time, at most 30 days after written notice, a tenant who is current on rent may deposit rent with the court clerk, ask for a rent reduction or end the agreement; this does not apply to some small landlords who disclose it in writing. (Revised Code section 5321.07)

Entry and privacy

Notice before entry. Except in an emergency, the landlord must give reasonable notice of at least 24 hours before entering and enter at reasonable times. (Revised Code section 5321.04)

Retaliation

Retaliation protection. A landlord may not raise rent, reduce services or threaten eviction because a tenant complained to a government agency or the landlord, or joined a tenant group. (Revised Code section 5321.02)

Rent, late fees and grace periods

Late fees. No statute caps late fees on residential leases; a fee set in the lease is generally upheld when it is reasonable. (Ohio Revised Code chapter 5321 (no late fee statute))

Applications and screening

Federal fair housing law applies everywhere: apply the same written criteria to every applicant, and never screen on a protected characteristic.

We could not confirm a statewide rule here. Check your county court or a local attorney.

Disclosures to include with the lease

Disclosures are easiest to get right at lease signing. Other disclosures may also be required by your city or by the property itself, so check before you sign.

Required disclosures. Homes built before 1978 need the federal lead-based paint disclosure and the EPA pamphlet. (Residential Lead-Based Paint Hazard Reduction Act (42 U.S.C. 4852d))

Required disclosures. The lease or a written notice must give the name and address of the owner and of any agent who manages the property. (Revised Code section 5321.18)

Security deposits in brief

Deposit limit. State law does not limit the amount of a security deposit. (Revised Code section 5321.16)

Deadline to return the deposit. The landlord has 30 days after the lease ends and the tenant gives back possession to return the deposit or send a written list of deductions with any balance. (Revised Code section 5321.16)

Mistakes to avoid

• Entering a unit without the notice the lease or the law requires.
• Letting a written repair request sit without a reply or a plan.
• Leaving required disclosures out of the lease packet.
• Applying screening criteria differently from one applicant to the next.
• Raising rent or ending a tenancy soon after a complaint without a documented, unrelated reason.