Ohio Landlord-Tenant Laws

Interest paid annually or credited to rent if held 6+ months

• Interest required ONLY if deposit exceeds $50 OR one month's rent (whichever is greater)
• Interest required ONLY if tenant remains in possession 6+ months
• Interest rate: 5% per annum
• Interest computed annually
• Landlord may pay interest directly OR credit against next month's rent
• +2 more requirements

No state-mandated maximum

• NO STATE LIMIT on security deposit amount
• Landlord and tenant may agree to any deposit amount in lease
• Common practice: 1-2 months' rent
• Local ordinances may impose specific limits (check city/county law)
• Deposits exceeding $50 or one month's rent trigger interest requirement if held 6+ months
• +2 more requirements

30-day deadline is critical to avoid liability

• Landlord liable for actual damages if fails to comply with 30-day deadline
• Tenant may recover reasonable attorney fees
• If landlord acts in BAD FAITH: tenant may recover up to $200 punitive damages
• Bad faith includes: intentional withholding, fraudulent deductions, ignoring forwarding address
• Tenant must provide forwarding address to be eligible for damages/attorney fees
• +2 more requirements

3 days notice for nonpayment, criminal activity, or drug violations

• 3-day notice required for: (1) Nonpayment of rent, (2) Criminal activity, (3) Illegal drug activity
• Notice must state reason for eviction
• Notice must include mandatory statement: 'You are being asked to leave the premises. If you do not leave, an eviction action may be initiated against you. If you are in doubt regarding your legal rights and obligations as a tenant, it is recommended that you seek legal assistance.'
• Notice may be delivered personally, by certified mail, or posted conspicuously on premises
• After 3 days, if tenant does not vacate, landlord may file eviction complaint
• +2 more requirements

Typically 2-4 weeks from filing to writ of possession

• Step 1: Serve proper notice (3-day, 30-day, or 7-day for week-to-week)
• Step 2: File eviction complaint in municipal or county court where property located
• Step 3: Court issues summons to tenant (delivered by bailiff/certified mail)
• Step 4: Tenant has 7 days to file written answer/counterclaim
• Step 5: Court schedules hearing (typically within 2-3 weeks of filing)
• +4 more requirements

Landlord must obtain court writ before any physical eviction

• Landlord CANNOT change locks or use bootlocks without providing tenant a key
• Landlord CANNOT shut off utilities to force tenant out
• Landlord CANNOT remove tenant's belongings from property
• Landlord CANNOT use force or threats to remove tenant
• Landlord CANNOT willfully diminish services (heat, water, etc.)
• +3 more requirements

Continuous obligation throughout tenancy

• Keep occupied areas safe and sanitary
• Dispose of trash properly
• Keep plumbing fixtures clean
• Use electrical and plumbing fixtures properly
• Comply with applicable building and safety codes
• +5 more requirements

24 hours advance notice is reasonable for non-emergency entry

• Landlord must provide reasonable notice before entry (24 hours is reasonable)
• Entry must be at reasonable times
• Valid reasons for entry: inspections, repairs, alterations, deliver packages, show property, provide services
• Emergency entry requires no advance notice
• Tenant cannot unreasonably withhold consent for lawful entry
• +2 more requirements

Protection applies when tenant exercises rights

• Landlord cannot retaliate for: tenant complaint to government agency, complaint to landlord, joining tenant organization, seeking legal aid
• Retaliatory actions include: rent increase, decreased services, eviction threat/action
• If tenant exercises rights and landlord takes adverse action within reasonable time, presumed retaliation
• Landlord can overcome presumption by showing legitimate non-retaliatory reason
• Landlord CAN evict for legitimate reasons (nonpayment, lease violations)
• +2 more requirements

30 days notice required

• Either landlord or tenant may terminate month-to-month tenancy
• Must provide at least 30 days written notice
• Notice must be given 30 days before periodic rental date (rent due date)
• No reason required to terminate month-to-month tenancy
• Week-to-week tenancies require 7 days notice
• +2 more requirements

Complaints must be filed within 1 year (state) or 1 year (HUD)

• Protected classes FEDERAL: race, color, religion, national origin, sex, familial status, disability
• Protected classes OHIO: adds ancestry, military status
• Landlord cannot refuse to rent based on protected class
• Landlord cannot advertise preferences based on protected class
• Landlord cannot impose different terms or conditions
• +4 more requirements

Varies by court; typically resolved within 30-60 days

• Jurisdiction typically up to $6,000 (varies by county - some up to $15,000)
• Used for: security deposit disputes, property damage claims, unpaid rent (not evictions)
• Evictions must be filed as forcible entry/detainer actions (Chapter 1923)
• No attorney required (but allowed)
• Filing fees typically $35-100
• +4 more requirements

Disclosure required at lease signing

• Landlords must disclose name/address of property manager and agent for service
• EXCEPTION: Landlords owning 3 or fewer rental units in Ohio may instead provide written notice stating 'landlord owns three or fewer rental units in Ohio'
• If landlord provides 3-or-fewer notice, tenant CANNOT deposit rent with court under ORC 5321.07
• Disclosure must be in writing at time of lease signing
• Failure to disclose means tenant CAN deposit rent with court even if landlord owns 3 or fewer units
• +1 more requirements

N/A

• Ohio has NO statewide rent control
• No Ohio cities currently have rent control ordinances
• Landlords may charge any rent amount (market rate)
• Landlords may raise rent by any amount between lease terms
• Only limits: rent increase cannot be retaliatory (ORC 5321.02)
• +3 more requirements