Important Landlord Tenant Rights in Ohio (2025)

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Renting or leasing a home in Ohio?

Don’t get caught off guard. Whether you’re a landlord managing property or a tenant looking for a safe place to stay, understanding Ohio landlord and tenant rights is essential.

From rent rules to eviction notices and repair responsibilities, this guide covers everything you need to know—clearly and simply.

What are Landlords’ and Tenants’ Rights in Ohio?

What Rights Do Landlords Have in Ohio?

Landlords in the state of Ohio have certain legal rights when renting out their property, including things like collecting rent, setting rules for the property, and handling repairs. Here’s a simple look at what landlords can do under Ohio law.

Rent the Property for Any Amount

There’s no rent control in Ohio, meaning landlords can decide how much to charge as rent. Any rent increase, however, is governed by the law. Under month-to-month rental agreements, tenants must be given a full 30 days’ notice before increasing rent. In the case of a written lease, no rent increase is allowed during the term of the lease.

Initiate Eviction Against a Tenant

If a tenant doesn’t pay rent on time, continues to stay in the unit after the termination, or fails to renew the rental agreement, the landlord may legally bring an eviction action after serving a 3-Day Notice to Vacate in person, by certified mail, or at the premises. 

Reasonable Access to the Property

In Ohio, landlords have the right to reasonable access to the property if they inform the tenant at least 24 hours’ before the visit, except in an emergency. They shall not enter at time or in a manner other than as permitted, and shall not make repeated requests for entry that amount to harassment.

Ask for a Security Deposit

Landlords can request or demand a security deposit to make up for any unpaid rent or repair charges for damage(s) to the property in excess of normal wear and tear. While the state has set no cap on the deposit amount, most owners typically collect up to one month’s rent. 

Charge Fees for Bounced Checks

Landlords can impose a penalty for bounced checks, but no more than $30 or 10% of the check amount, whichever is greater. It should be clearly mentioned in the lease contract to avoid misunderstanding. 

Collect an Application Fee 

Ohio doesn’t prohibit landlords from charging a non-refundable application fee from applicants for covering screening costs, including checks for credit history, employment verification, and criminal records. However, the fee should be fair, and its intended purpose must be communicated to the applicants in advance. 

What Rights Do Tenants Have in Ohio? 

Living in a rental home in Ohio comes with certain protections. Tenants have rules that help keep things fair and safe. Below are some of the key rights Ohio tenants should know while renting a house or apartment. 

No Discrimination

The Fair Housing Act of 1968 protects tenants against discrimination on the basis of:

• Race or color
• Religion
• National origin
• Familial status or age (includes families with children under the age of 18 and pregnant women)
• Disability or handicap
• Sex (includes gender identity and sexual orientation)

Tenants who believe they’ve been subject to discrimination can file a complaint with the HUD or file their own lawsuit in federal or state court. 

Protection Against Retaliation

Ohio’s Landlord Tenant Act allows tenants to discuss problems with the landlord, join tenant unions, or report the property’s health or safety code violations to relevant authorities. Landlords cannot retaliate against tenants by increasing the rent, turning off access to utilities, or evicting or threatening to evict. 

Habitable Property

Renters must keep the property habitable, i.e., safe, sanitary, and functional. It shall meet the basic standard of living, as well as be free from any defects that could impact the occupants’ health or safety. 

Timely Repairs

Tenants have the right to timely repairs of all major damage(s) that often involve significant costs, such as structural issues, damaged plumbing, faults in the electrical wiring, non-functional HVAC systems, and pest infestations. 

Rent Escrow

If a landlord fails to complete the repair work within 30 days of receiving the written notice of problems, the tenant can rightfully deposit the month’s rent (only before it’s due) with the Clerk of Courts. This is called “rent escrow.” Check out this document for more details. 

What Are the Procedures for Lease Termination, Eviction, and Dispute Resolution in Ohio?

Legal Termination Procedure in Ohio

Ending a lease in Ohio isn’t just about handing over keys—it involves a specific legal process to be followed closely and avoid fines, delays, or disputes. Here’s a quick breakdown of what the law requires. 

Notice Requirements

• Week-to-Week Leases: 7-day notice
• Month-to-Month Leases: 30-day notice
• Quarterly Leases: No official statutes
• Annual Leases: No official statutes
• Fixed-Term Leases: No notice required 

Justified Reasons to Terminate Lease Early

• Safety and health code violations in the building
• Early termination clause
• Active military duty 
• Privacy violation or landlord harassment, for example, attempts to change door locks or unjust access
• Domestic violence 
• Lease term violations by the landlord

Unjustified Reasons to Terminate Lease Early 

• House upsizing or downsizing
• Shifting to be closer to a family member or close friend
• New house purchase
• Relocating for a new school or job
• Marriage
• Separation from the partner

Notice Delivery

The notice for early lease termination can be delivered to the landlord in person or via certified mail. 

Eviction Process in Ohio

Navigating the eviction process isn’t something any landlord looks forward to, but sometimes, it becomes necessary. This section explains Ohio’s eviction process step-by-step, so landlords can stay compliant while keeping things moving forward. 

Serve a 3- to 30-Day Eviction Notice

A landlord can’t ask a tenant to leave without proper notice; they must send a written eviction notice to avoid getting sued by the occupant. There are three types of notices. First, if rent is late, a 3-Day Rent Demand Notice tells the tenant to pay or leave.

Second, if a tenant does something that harms health or safety, like leaving trash everywhere, they get a 30-Day Lease Violation Notice to fix it or move out. Third, if a tenant is involved in illegal drug activity, they get a 3-Day Unconditional Notice to Quit with no chance to fix it. 

All notices must say the tenant might face eviction and should get legal help. Notices can be given in person, by certified mail, or left at the rental. (OH Rev Code § 1923.04(A))

File an Eviction Lawsuit

If a tenant doesn’t fix a problem, like unpaid rent, after the notice period ends, or if the issue can’t be fixed, the landlord can start the eviction process in Ohio by filing a complaint in court. This happens in a County Court, Municipal Court, or Court of Common Pleas. (OH Rev Code § 1923.01(A))

The landlord writes a Complaint for Eviction and Money Damages, which includes the landlord’s and tenant’s names and contact details, the court’s name, case number, and county, the rental property’s address, the reason for eviction (like how much rent is owed), and the landlord’s signature with the date. This document tells the court why the landlord wants to evict the tenant.

Court Serves Tenant a Summons

When a landlord files an eviction complaint, the court sends a summons to the tenant with the complaint. The summons tells the tenant when and where the eviction hearing will happen, their rights, and warns that missing the hearing or not paying rent to the court (if required) could lead to eviction. (OH Rev Code § 1923.06(B))

For evictions due to illegal drug activity, the summons is delivered within 3 workdays, and the hearing is set within 30 days. Tenants don’t need to file a written response and can defend themselves at the hearing. No delays are allowed. For other evictions, the summons comes at least 7 days before the hearing, which is also at least seven days later. It’s mailed to the tenant’s address and delivered by the sheriff or another person, or left at the property. The server must report back within 5 days to confirm delivery.

Tenant Files an Answer

Tenants don’t have to file a written response in court for non-payment-related eviction cases, but they can file a counterclaim. This lets them ask for money they think they’re owed under the lease or law. If they file a counterclaim, the court might ask them to pay some or all past and future rent into court, which gets divided after the judge decides. (OH Rev Code § 1923.061(B))

Either the tenant or landlord can ask for a jury trial or delay (continuance). Delays can’t be more than 8 days unless the landlord agrees or the tenant pays a bond for rent owed.

Attend the Court Hearing

During an eviction hearing, landlords must bring key documents: the lease, the eviction notice with delivery proof, the court complaint, and evidence of the tenant’s violation, like unpaid rent or property damage. At the hearing, both the tenant and landlord share their arguments and present proof before a judge. The judge reviews everything and decides the outcome.

If the landlord prevails, Ohio law (OH Rev Code § 1923.09(A)) allows the judge to order the tenant to vacate and cover court costs. 

Tenant Gets up to 10 Days to Move Out

When an Ohio court rules for a landlord in an eviction, they can request a writ of execution from the court (OH Rev Code § 1923.13(A)). This order allows the county sheriff to remove the tenant from the rental property. After receiving the writ, the sheriff must act within 10 days (OH Rev Code § 1923.14).

Once the writ is posted at the property, the tenant has up to 10 days to pack and move out. This straightforward process ensures the landlord can reclaim their property legally, giving tenants a fair chance to leave peacefully.

Sheriff Forcibly Removes the Tenant

When a tenant ignores the eviction deadline, the sheriff will show up to remove them and hand the property back to the landlord. But the tenant can push back by filing an appeal in court. If they get a hold on the eviction and cover any necessary fees, the judge will instruct the sheriff to let them remain until the appeal is sorted out (OH Rev Code § 1923.14(A)). 

Ohio doesn’t require landlords to store a tenant’s stuff for any set time after an eviction. Tenants need to move fast to safeguard their rights and possessions.

Dispute Resolution Options in Ohio

When disagreements arise between landlords and tenants, both groups don’t always have to end in a courtroom. Knowing other dispute resolution options not only saves time and stress—it also helps maintain a better landlord-tenant relationship. 

Talking It Out (Negotiation)

The easiest way to fix a problem is for the landlord and tenant to talk directly. For example, if a tenant thinks a repair is needed, or a landlord wants unpaid rent, they can discuss it calmly. Writing down what they agree on, like a payment plan or repair schedule, helps avoid confusion later. This method is free, quick, and keeps things friendly. Many disputes, like issues over deposits or minor repairs, get solved this way. 

The only requirement is both sides should listen and be fair to make it work.

Mediation

If talking doesn’t work, or if the issue is too complex, mediation is a great option. In mediation, a neutral person, called a mediator, helps the landlord and tenant find a solution.

The mediator doesn’t decide who’s right but helps both sides agree. Ohio has local mediation programs, often run by courts or community groups, like the Dayton Mediation Center or Cleveland Mediation Center. 

Mediation is cheaper than court and private. It’s good for disputes about repairs, noise, or move-out dates. Both groups must agree to try it, and the agreement can be legally binding if written down.

Small Claims Court

For bigger problems, like repeated late rent payments or deposit disputes, small claims court is common. In Ohio, tenants or landlords can file a claim for up to $6,000 without a lawyer. It’s affordable, with low filing fees, and faster than regular court. For example, a tenant might sue to get a wrongfully held security deposit back, or a landlord might sue for major damage costs. The judge listens to both sides and makes a decision. This option works when talking or mediation fails, but it takes more time and effort.

Online Dispute Resolution

Some Ohio courts offer online dispute resolution, where disputes are handled through a website. The Supreme Court of Ohio supports this to make things easier. Landlords and tenants can share their side of the story online, and a mediator helps them agree.

This is good for people who can’t meet in person or want a quick solution remotely. It’s not available everywhere but is growing in use, especially for eviction cases.

Getting Help from Organizations

Groups like the Fair Housing Resource Center (FHRC) or Ohio Legal Help offer free advice. They explain landlord-tenant laws and suggest solutions. They’re helpful for understanding rights, like if a landlord isn’t making repairs. These groups don’t solve disputes directly but guide people toward mediation or court.

What Are Landlords’ and Tenants’ Responsibilities in Ohio?

Landlord Responsibilities in Ohio

Renting a home in Ohio? It’s important to know what landlords are legally required to do. From keeping the property safe to making repairs on time, Ohio law has the following clear rules every landlord must follow: 

Maintain Fit Premises

Landlords must maintain fit premises to comply with federal laws. Some key aspects of “fit premises” in Ohio include:

• Habitability
• On time repairs
• Compliance with codes
• 24/7 of important utilities
• Clean common areas
• Electrical, plumbing, and HVAC systems in working order
• Trash receptacles’ maintenance

Register With the County Auditor

According to OH Rev Code § 5323.02, landlords with properties located in counties with a population more than 200,000 shall register with the county auditor with the following information: 

• The name, address, and telephone number of the owner
• If the residential rental property is owned by a trust, business trust, estate, partnership, limited partnership, limited liability company, association, corporation, or any other business entity, the name, address, and telephone number of the following:
  • A trustee, in the case of a trust or business trust
  • The executor or administrator, in the case of an estate
  • A general partner, in the case of a partnership or a limited partnership
  • A member, manager, or officer, in the case of a limited liability company
  • An associate, in the case of an association
  • An officer, in the case of a corporation
  • A member, manager, or officer, in the case of any other business entity

Note: The above information shall be updated with the county auditor within 60 days of any changes. 

Return the Security Deposit

The landlord is required to return the security deposit amount, minus any applicable deductions, within 30 days after the tenant vacates the rental unit and/or terminates the agreement, as per OH Rev Code § 5321.16.

If the landlord fails to return the security deposit or provide a written itemized list of deductions, the tenant may recover the amount wrongfully withheld, plus equal damages and reasonable attorney’s fees.  

No Self-help Eviction

Self-help evictions are strictly prohibited in Ohio. In other words, landlords can’t shut off utilities, change the locks to force the tenant from the unit, or seize the tenant’s possessions to recover unpaid rent, regardless of whether the tenancy has ended. 

Pay Back Interest on the Security Deposit

If landlords collect a security deposit in excess of $50 or one month’s rent, whichever is greater, they must pay 5% annual interest if the tenant lives on the premises for six months or more. 

Tenant Responsibilities in Ohio

Tenants also have a few simple responsibilities to fulfill while living on the property. Let’s take a look at what tenants need to do to keep things smooth and hassle-free.

Keep the Premises Safe and Sanitary

OH Rev Code § 5321.05 requires tenants to keep the living premises safe and sanitary, which includes:

• Disposing of all rubbish, garbage, and other waste in a clean and safe manner
• Keeping all plumbing fixtures in the dwelling unit or used by them as clean as their condition permits
• Using and operating all electrical and plumbing fixtures properly
• Maintaining refrigerator, washer, dryer, dishwasher, or other appliances in good working order

Not Damage Property

It’s the responsibility of tenants to avoid damaging the rental unit during a tenancy, according to the OH Rev Code § 5321.05.

If found guilty, the landlord can deduct repair costs from the security deposit, seek additional compensation in case damages exceed the deposit amount, or pursue legal action in the court.

Pay the Rent on Time

Tenants are required to pay the rent on time, which is typically the first of each month. While there’s no grace period law in Ohio, landlords can offer one. 

Perform Minor Repairs Yourself

Tenants are obligated to look after minor repairs by themselves. They shall change non-working light bulbs, replace smoke alarm batteries, hire a plumber for unclogging toilets, and repair damage(s) caused by their family members or guests, for example, a scratch or hole in the wall. 

Ohio Landlord-Tenant Rental Laws

Renting in Ohio comes with its own set of rules. From pet deposits to rental agreements, here’s what landlords and tenants need to know to stay on the right side of the law.

Rent Control Law

Ohio has yet to have rent control laws. This allows landlords to raise rent as much as they want, whenever they want, unless a rental agreement says otherwise. There are no state rules limiting rent increases or controlling how much a landlord can charge. However, landlords cannot raise rent with the intention to punish a tenant for something like complaining about repairs. 

If a lease sets a fixed rent amount for a certain time, the landlord must stick to it until the lease ends. Tenants should check their rental agreement to understand when and how rent can change. 

Pet Law

In Ohio, landlords can decide if pets are allowed in their rentals. They can charge a pet deposit or even a separate rent for pets, but not for service or emotional support animals. These animals are not considered pets under the law, so landlords cannot charge extra for them. However, tenants must pay for any damage caused by these animals. 

If a pet causes problems, like barking at night or damaging flooring, the landlord can ask the tenant to fix the issue or face eviction. Tenants should tell landlords about service animals early and show valid proof if asked to produce before moving in. 

Rental Agreement Law

A rental agreement is a contract between a landlord and tenant. It can be written or oral, but written is better to avoid confusion. The agreement should clearly mention how much rent is, when it’s due, and other rules, like if pets are allowed. 

Explore landlord tenant rights by state:

• California landlord tenant rights
• Colorado landlord tenant rights
• New Jersey landlord tenant rights
• Georgia landlord tenant rights
• Massachusetts landlord tenant rights
• Arizona landlord tenant rights
• Ohio landlord and tenant rights

Frequently Asked Questions (FAQs)

What Tenant Rights Apply in Ohio When the Landlord Sells the House?

When a landlord sells a house in Ohio, tenants with a fixed-term lease can stay until it expires. The new owner must follow the signed lease’s terms, including rent and duration. Month-to-month tenants, on the other hand, shall be given a 30-day notice to vacate if the new owner wants them out. Tenants can’t be evicted without cause, like lease violations, ensuring stability during the sale.

What Are the Notice-to-Vacate Requirements Under Ohio Landlord-Tenant Law?

Ohio’s landlord-tenant law requires landlords to give a 30-day notice to vacate for month-to-month tenants or to change lease terms. For week-to-week tenancies, a 7-day notice is needed. If a tenant breaches the lease, like not paying rent, a 3-day notice applies before eviction. Proper notice ensures tenants have time to prepare or fix issues, balancing landlord and tenant rights. 

What Does Ohio Landlord-Tenant Law Stipulate Regarding Security Deposits?

Ohio law says landlords must return a tenant’s security deposit within 30 days after the lease ends, provided the tenant paid all rent and didn’t damage the property beyond normal wear. Landlords can deduct for unpaid rent or repairs but must provide an itemized list of deductions. This protects tenants from unfair losses and ensures clear communication. 

Does Ohio Landlord-Tenant Law Apply to Commercial Leases?

No, Ohio’s landlord-tenant law mainly covers residential leases, not commercial ones. Commercial leases are governed by contract law and the terms agreed upon in the lease. While some general protections, like eviction rules, may apply, commercial tenants have fewer statutory rights. 

Is Ohio a Landlord-Friendly State?

Ohio is considered landlord-friendly because it has no security deposit limits, allows quicker evictions for lease violations, and requires only short notice periods, like 3 days for nonpayment. However, it balances this with tenant protections, like deposit return rules and anti-retaliation laws. This makes Ohio more favorable to landlords compared to states with stricter regulations.

Does Ohio Have Rent Control?

No, Ohio doesn’t have rent control. Landlords can set and raise rent freely, as long as they don’t violate lease terms or retaliate against tenants for exercising rights, like reporting code violations. Without rent control, tenants rely on lease agreements and market conditions to manage rent costs, giving landlords more flexibility in pricing.