Ohio is generally considered a landlord-friendly state. This is because the state does not enforce many limits and regulations that others states have, including limits on application fees, rent increases, late fees, grace periods, and security deposits.
However, Ohio landlords are still responsible for complying with basic standards for habitability, fair housing, and disclosures. Following these laws will not only help you avoid penalties and fees as a landlord in Ohio, but it will also help you foster better relationships with your tenants and maintain long-lasting, mutually beneficial tenancies. In this article, we'll review the most important of these laws in Ohio, giving you a head start on building strong, compliant lease agreements.
Ohio's landlord tenant laws can be found in the Ohio state law code. However, it's important to note that these laws are subject to change in each election cycle, and the summary provided below will not be exhaustive. We'll also be limiting our discussion to Ohio's state laws. Your city or locality may have additional laws and regulations for landlords, some of which could be more strict than the laws the state of Ohio enforces. Be sure to research the relevant local laws yourself, or seek legal advice with specific questions about landlord-tenant disputes.
Disclaimer: Innago does not provide legal advice. The content and materials provided in this article are for general informational purposes only and may not be the most up-to-date information.
Ohio Quick Facts
Ohio Required Disclosures
Lead-based paint Landlord/agent ID
Ohio Rent and Fees
Application Fee Limit: N/A Rent Control: N/A Late Fee Limit: N/A Grace Period Minimum: None
Ohio Security Deposits
Amount Limit: N/A Interest: Yes Return Within: 30 days
Ohio Landlord Entry
Notice: 24 hours Permitted Times of Entry: reasonable
Ohio Fair Housing Protections
Race Color National origin Religion Sex Familial status Disability Ancestry Military status
Ohio Eviction Notices
Rent Demand Notice: 3-day pay-or-quit notice Notice for Lease Violation: 30-day cure-or-quit notice Unconditional Notice to Quit: 3-day quit notice
Rights and Responsibilities of Ohio Landlords and Tenants
Ohio landlords and tenants each have rights and responsibilities under the law. The first place a landlord should consult in case of a dispute with a tenant is the lease agreement. However, remember that your lease terms are only enforceable insofar as they are compliant with state and federal laws. By writing compliant lease agreements, you can foster better relationships with tenants, improve communication, and increase your tenant retention over time.
Below is a brief overview of the rights and responsibilities of both landlords and tenants in Ohio.
Ohio landlords have the right to:
Collect rent according to the terms specified in the lease.
Require and hold a security deposit for the duration of the lease. There is no maximum security deposit limit set by Ohio laws, but most landlords charge between one and two month's rent for the deposit.
Use funds from the security deposit to cover unpaid rent, excessive property damage, or outstanding fees once the lease ends.
Conduct screenings for all prospective tenants, including any individuals added to the lease later.
Enter the rental unit when needed for inspections, maintenance, showings, or other valid reasons. In Ohio, landlords must provide reasonable notice (usually 24 hours') before entering a rental unit (ORC § 5321.04(8)).
Begin the eviction process if the tenant fails to pay rent, engages in unlawful activities, or breaches the lease agreement.
Set and enforce rules regarding pets, guests, parking, and similar lease conditions, ensuring they comply with Ohio rental laws.
Ohio landlords are responsible for:
Keeping the property safe and livable by ensuring structural integrity, functioning plumbing, electricity, heating, cooling, and other necessary utilities.
Following all health, safety, and building codes, as outlined in Ohio's housing regulations. Ohio's building codes can be found here.
Handling maintenance and repair requests promptly—urgent issues within 24–48 hours and non-urgent repairs within approximately 30 days.
Adhering to federal and state fair housing laws, particularly during the tenant screening process.
Providing reasonable notice before entering a rental unit. While Ohio law does not specify a timeframe, landlords typically give at least 24 hours’ notice.
Maintaining shared areas such as hallways, parking lots, laundry rooms, and other common spaces.
Covering property taxes and insurance costs, even if they are factored into rent pricing.
Following the formal eviction process, which includes issuing written notice, obtaining a court order, and complying with state-specific legal procedures. You can learn more about Ohio's eviction process here.
Refunding security deposits within 30 days, as required by Ohio law.
Ohio tenants have the right to:
Reside in a safe and habitable home with functional utilities, appliances, and an environment free from significant hazards or infestations.
Pursue legal action if the landlord engages in negligence, harassment, or discrimination, including filing lawsuits for lease or legal violations.
Receive prompt maintenance and repairs, with urgent issues typically resolved within 24–48 hours.
Expect privacy and security, including working locks and reasonable restrictions on landlord entry.
Get advance notice before rent increases, lease terminations, evictions, or landlord visits.
Enjoy peaceful use of the rental unit without excessive disruptions from the landlord or neighbors.
Be protected from retaliatory eviction, meaning landlords cannot remove tenants for exercising their legal rights or reporting unsafe conditions.
Utilize legal options if the landlord fails to complete essential repairs, including utilizing the rent escrow process as long as proper legal procedures are followed.
Ohio tenants are responsible for:
Paying rent on time, including any agreed-upon fees or utility charges.
Following all lease terms, provided they comply with state laws.
Maintaining a clean and well-kept unit, properly disposing of waste and ensuring general upkeep.
Reporting maintenance issues promptly, especially those that could lead to further damage if left unaddressed.
Taking care of minor repairs, such as replacing batteries in smoke and carbon monoxide detectors.
Covering the cost of any damages they or their guests cause.
Giving advance notice if they plan not to renew their lease when the term ends.
Using the rental property only for its intended purpose, such as residential living, and not for unauthorized business activities.
Ohio Required Disclosures
Required disclosures are information landlords are required to disclose to tenant per state or federal law. They often have to do with the unit's condition, potential hazards, tenant rights, or the landlord policies.
Here are a few of Ohio's required disclosures:
Lead-based paint (Title X, Section 1018). Landlords in all 50 states must include information about lead-based paint hazards in the rental agreements for most properties built before 1978. Sellers and landlords must distribute an EPA-approved information pamphlet called “Protect Your Family from Lead in Your Home” and disclose any known lead hazards in the property. These obligations were established by Section 1018 of the Residential Lead-Based Paint Hazard Reduction Act of 1992.
Landlord/Agent Identity (ORC § 5321.18A). Ohio landlords must include the name and address of the owner or owner’s agent in every written rental agreement.
Although Ohio has fewer laws regulating rent and fees than other states, there are still a few landlords in the state should be aware of. Revisions to these laws are possible from year-to-year as well.
Rent Payments
Due Date: There is no statute in Ohio specifying when rent should be due, but it is generally due on the first of the month.
Rent Increases: There is no state-wide rent control in Ohio.
Grace Period: There is no mandatory grace period in Ohio.
Fees
Application Fees: Rental application fees are not regulated in Ohio.
Late Fees: There are no statutory limits on late rent fees in Ohio, but the courts may not uphold unreasonable fees that do not represent actual damages.
NSF/Bounced Check Fee Maximum: If the tenant’s rent check bounces, the landlord may charge a fee of either $30 or 10% of the check amount, whichever is greater (ORC § 1319.16).
Tenant Remedies
Rent Escrow Process: If an Ohio landlord fails to fulfill their obligations as defined by ORC § 5321.04 or if a government agency finds the property in noncompliance with housing, building, health, or safety codes, tenants may send the landlord a written notice specifying the noncompliance. If the landlord does not remedy the condition within 30 days (or a reasonable time considering the severity of the issue), the tenant may pay rent to the clerk of the municipal court instead of the landlord. The tenant may also apply for an order to reduce the rent rate until the landlord remedies the condition (ORC § 5321.07).
Ohio Security Deposit Laws
Security deposits are highly regulated in almost every state. Although Ohio does not regulate how much landlords can charge for the deposit, the state does have laws about interest accrued on the deposit, how soon deposits must be returned, where they should be kept, and when landlords can withhold funds from it.
Deposit Limit: There is no Ohio security deposit limit.
Interest: Security deposits greater than $50 or one month’s rent, whichever is greater, must be kept in an interest-bearing account at a rate of 5% interest per year. This law applies to tenancies lasting six months or more (ORC § 5321.16A).
Deposit Location: Landlords whose security deposit amounts meet the above criteria should keep deposits in a separate, interest-bearing account (ORC § 5321.16).
Withholding: Ohio landlords may withhold funds from the security deposit to cover unpaid rent and damages caused by the tenant’s noncompliance with the rental agreement or the tenant obligations listed in ORC § 5321.05. Withheld funds must be identified, itemized, and reported to the tenant by written notice together with the remainder of the deposit (ORC § 5321.16B).
Ohio Tenant Screening and Fair Housing Protections
What actions are considered housing discrimination?
Tenants have legal protection against unfair housing practices in every state. The federal Fair Housing Act (Title 24 USC § 3601-3607) prohibits discrimination in all aspects of housing. Housing discrimination occurs when landlords engage in discriminatory practices when:
Accepting or denying tenant applications
Choosing the methods they will use to screen tenants
Advertising units
Writing listings
Deciding to increase rent
Allocating rent credits or discounts
Providing maintenance and service to the property
Evicting tenants
etc.
What are the protected classes in Ohio?
The FHA specifically protects tenants from discrimination based on these seven protected classes. Landlords cannot use a tenant's membership in any of the following protected classes to justify housing decisions:
Race
Color
Religion
Gender
National origin
Familial status
Disability
In addition to these federal protections, Ohio state law adds ancestry and military status as protected classes (ORC § 4112.02H). This means landlords in Ohio cannot base housing decisions off of a tenant's ancestry or because they are employed in the military.
Use of Credit Reports
Ohio landlords are subject to the federal Fair Credit Reporting Act (FCRA) (15 USC § 1681), which outlines the responsibilities of landlords to protect tenant credit information. According to the Act, landlords may not share tenant credit information with anyone without a legal reason to view it. They must also investigate disputed information, dispose of credit reports after use in tenant screening, and notify applicants when their credit score or history was the reason for their denial. Ohio landlords who do not follow these rules are subject to Fair Credit Reporting Act violations.
Use of Criminal Histories
Criminal background checks may be used during tenant screening in Ohio. However, Ohio landlords should follow HUD recommendations for using criminal background checks fairly. This includes avoiding blanket policies for denying applicants with criminal convictions, assessing applicants and their criminal histories on a case-by-case basis, and only denying an applicant when they demonstrate a risk to the safety of other residents or the property.
Ohio does not determine a specific amount of notice landlords must give before entering a rental unit, but standard 24 hours' notice is common.
Advanced Notice: Ohio law requires landlords to give tenants “reasonable” notice before entry. “Reasonable” is interpreted as 24 hours in the absence of evidence otherwise (ORC § 5321.04(8)).
Permitted Times: Ohio state law restricts landlord entry to “reasonable times” (ORC § 5321.04(8)).
Emergency Entry: In case of emergency, entry is permitted without prior notice (ORC § 5321.04(8)).
Ohio Eviction Notices
Evictions are complex legal processes often poorly understood by both parties. Before pursuing eviction in Ohio, consider hiring an experienced real estate attorney and be sure to review the Ohio eviction process in more detail.
If you are going to pursue eviction in Ohio, the first step of the process is to deliver a formal, written eviction notice to the tenant. In Ohio, there are three different eviction notices, used in three different circumstances. Below are the notices required in various situations:
Rent Demand Notice: 3 days to pay or quit. According to eviction law in Ohio, landlords must send a written copy of the notice by certified mail (ORC § 1923.04).
Notice for Lease Violation: 30 days to cure or quit. This notice applies when the tenant violates the lease in some other way besides nonpayment (ORC § 5321.11).
Unconditional Notice to Quit: 3 days to quit (ORC § 1923.04).
Squatters are individuals who move into a property without permission from the owner. Evicting squatters in Ohio, while sometimes more complicated, often requires undergoing the entire eviction process. Before evicting a squatter in Ohio, be sure to review the relevant statutes and seek advice from a real estate lawyer. Never try to remove a tenant or a squatter on your own.
The median rent rate in Columbus is $1,559 per month.
To legally evict a tenant in Columbus (Franklin County), a landlord must provide a “Notice to Leave the Premises,” after which the tenant must move out in three days (excluding weekends and holidays). If the tenant does not, an eviction action may commence (Franklin County Municipal Court).
Conclusion
Ohio's laws may be friendly to landlords, but it's no less important to understand and adhere to the laws the state does enforce. Landlord-tenant relationships are regulated to ensure they are fair and beneficial for both parties. By taking the time to research these laws (or reaching out to a real estate attorney for help navigating a dispute or writing lease agreements), you can not only build a better business but also better homes for your tenants.
