Ohio Landlord-Tenant Law
The rules for renting in Ohio — security deposits, eviction, ending a lease, repairs and rent — with the statute or official page behind every answer.
Quick answers for Ohio
- Security deposit limit
- No statutory cap Ohio Rev. Code § 5321.16
- Deposit return deadline
- Within 30 days after the rental agreement ends and possession is delivered, the landlord must send the itemized written notice of deductions together with the amount due. Ohio Rev. Code § 5321.16(B)
- Notice for unpaid rent
- 3-day written notice to leave the premises before filing an eviction (forcible entry and detainer) action. The residential notice must conspicuously state: "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." Ohio Rev. Code § 1923.04
- Ending a month-to-month lease
- Either landlord or tenant: at least 30 days' notice before the periodic rental date. Week-to-week: at least 7 days before the termination date. Ohio Rev. Code § 5321.17
- Landlord entry notice
- Reasonable notice and entry only at reasonable times, except in an emergency or where notice is impracticable; 24 hours is presumed to be reasonable notice. Ohio Rev. Code § 5321.04(A)(8)
- Rent control / increase limits
- Local rent control and rent stabilization are preempted statewide. Ohio Rev. Code § 5321.19(A)
Last verified against official sources: 2026-10-22
Security Deposits in Ohio
| Security deposit limit | No statutory cap § 5321.16 regulates deposits but sets no maximum amount. Source: Ohio Rev. Code § 5321.16 |
|---|---|
| Deposit return deadline | Within 30 days after the rental agreement ends and possession is delivered, the landlord must send the itemized written notice of deductions together with the amount due. Tenant must give the landlord a forwarding address in writing; otherwise the tenant loses the right to double damages and attorney's fees. Source: Ohio Rev. Code § 5321.16(B) |
| Itemized deductions | Deductions (unpaid rent and damages from the tenant's noncompliance with § 5321.05 or the rental agreement) must be itemized and identified in a written notice delivered within 30 days. Source: Ohio Rev. Code § 5321.16(B) |
| Interest on deposits | Required on the portion of the deposit exceeding the greater of $50 or one month's rent, at 5% per year, if the tenant stays 6 months or more; computed and paid annually. Source: Ohio Rev. Code § 5321.16(A) |
| Penalty for withholding | Tenant may recover the money wrongfully withheld plus damages equal to the amount wrongfully withheld (effectively double) and reasonable attorney's fees. Available only if the tenant provided a written forwarding address. Source: Ohio Rev. Code § 5321.16(C) |
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Eviction in Ohio
| Notice for unpaid rent | 3-day written notice to leave the premises before filing an eviction (forcible entry and detainer) action. The residential notice must conspicuously state: "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." Served by certified mail (return receipt), personal delivery, or leaving it at the tenant's residence or the premises. The statute does not give the tenant a right to cure by paying. Current version effective Oct. 18, 2007. Quoted statement verified verbatim against the statute page. Source: Ohio Rev. Code § 1923.04 |
|---|---|
| Notice for lease violations | For a tenant's failure to meet obligations under § 5321.05 that materially affects health and safety, the landlord may give written notice specifying the problem and a termination date at least 30 days after receipt; if not remedied, the rental agreement ends. The 3-day notice to leave (§ 1923.04) is then required before filing. For certain drug-related criminal activity, the tenancy must be terminated on 3 days' notice (§ 5321.17(C), § 5321.04(A)(9)). Source: Ohio Rev. Code § 5321.11 |
| Lockouts & utility shutoffs | Landlord may not recover possession by cutting off utilities or services, excluding the tenant (lockout), or threatening unlawful acts, and may not seize the tenant's belongings to collect rent without a court order. Landlord is liable for all damages plus reasonable attorney's fees. Applies to current tenants and former tenants whose right to possession has ended. Source: Ohio Rev. Code § 5321.15 |
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Notice to Vacate in Ohio
| Ending a month-to-month lease | Either landlord or tenant: at least 30 days' notice before the periodic rental date. Week-to-week: at least 7 days before the termination date. Source: Ohio Rev. Code § 5321.17 |
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Landlord Entry in Ohio
| Landlord entry notice | Reasonable notice and entry only at reasonable times, except in an emergency or where notice is impracticable; 24 hours is presumed to be reasonable notice. For unlawful or harassing entry, tenant may recover actual damages, obtain an injunction, recover attorney's fees, or terminate the rental agreement (§ 5321.04(B)). Source: Ohio Rev. Code § 5321.04(A)(8) |
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Repairs & Habitability in Ohio
| Repair and deduct | No statutory repair-and-deduct remedy. Ohio's statutory repair remedy is rent escrow with the court (see rent_withholding), a court order to repair or reduce rent, or termination of the rental agreement. § 5321.07(B) lists the tenant's remedies; repair-and-deduct is not among them. Source: Ohio Rev. Code § 5321.07 |
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| Withholding rent | Withholding rent directly is not authorized; instead, a tenant who is current on rent may deposit rent with the clerk of the municipal or county court (rent escrow) after giving the landlord written notice of the problem and the landlord fails to fix it within a reasonable time or 30 days, whichever is sooner. Tenant may also ask the court to order repairs, reduce rent, or release escrowed rent for repairs. Not available against landlords of 3 or fewer units who give written notice of that fact, or to student tenants. A landlord cannot collect rent while failing to comply with § 5321.04 duties (§ 5321.13(E)). Source: Ohio Rev. Code § 5321.07(B) |
| Retaliation protection | Landlord may not raise rent, reduce services, or bring/threaten an eviction action because the tenant complained to a government agency about a code violation materially affecting health and safety, complained to the landlord about a § 5321.04 violation, or joined with other tenants to negotiate with the landlord. Tenant may use retaliation as a defense, recover possession or terminate, and recover actual damages and attorney's fees. No statutory presumption period. Landlord may still evict for nonpayment, tenant-caused violations, holdover, or other exceptions in § 5321.03 (https://codes.ohio.gov/ohio-revised-code/section-5321.03); rent increases reflecting improvements or higher operating costs are allowed. Source: Ohio Rev. Code § 5321.02 |
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Rent Increases & Late Fees in Ohio
| Rent control / increase limits | Local rent control and rent stabilization are preempted statewide. Amended by H.B. 430 (eff. Sept. 23, 2022) to expressly bar local rent control or rent stabilization. Exceptions: local housing/building/health/safety codes, rent for housing the locality owns or operates, and voluntary incentive programs (tax abatements, financing, grants). Source: Ohio Rev. Code § 5321.19(A) |
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| Late fees | No statutory cap Ch. 5321 sets no late-fee amount or grace period; a court may refuse to enforce an unconscionable rental-agreement clause under § 5321.14. |
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Breaking a Lease in Ohio
| Ending a lease: domestic violence | No statute. Ohio has no state law letting domestic violence, sexual assault, or stalking survivors end a residential lease early. Federal VAWA protections may apply in federally assisted housing (not covered here). |
|---|---|
| Ending a lease: military, medical, death | Ohio has no state-law early termination right for medical reasons, disability, seniors, or tenant death. For military tenants: in an eviction case against a tenant deployed on active duty (or whose immediate family member is), the court may, and on motion must, stay the case for 90 days or adjust the rental obligation if the deployment materially affects the ability to pay. This applies only to rental agreements made on or after May 18, 2005, and not to landlords with fewer than 4 units. § 1923.062 is a stay of the eviction case, not a lease-termination right. Federal SCRA lease termination still applies. Ohio Title 59 (military) was not searched for a separate lease-termination provision. Source: Ohio Rev. Code § 1923.062 |
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Squatters & Abandoned Property in Ohio
| Squatters / unauthorized occupants | Ohio has no special squatter-removal procedure. The owner files a forcible entry and detainer (eviction) action in court against an occupier who holds the property without color of title. That requires the 3-day notice to leave under § 1923.04. Separately, entering or staying on another's land without privilege is criminal trespass under § 2911.21, a fourth-degree misdemeanor for most violations, which police may enforce. PENDING: SB 5 (136th GA) would create a nonjudicial removal process for unauthorized residential occupants (new R.C. 1923.16). As of this check the legislature's page shows it still in Senate Judiciary Committee and not enacted (https://www.legislature.ohio.gov/legislation/136/sb5). Trespass statute: https://codes.ohio.gov/ohio-revised-code/section-2911.21. |
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| Belongings left behind | No statute for ordinary residential tenancies. Ohio Rev. Code chapters 5321 and 1923 set no notice, storage, or sale procedure for a tenant's belongings left in an apartment or house. Detailed rules exist only for manufactured homes, mobile homes, RVs, and personal property in manufactured home parks. Absence checked in the full text of chapters 5321 and 1923. Handling of belongings at a writ set-out is governed by local court and bailiff practice, which was not reviewed. |
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Rental Fees in Ohio
| Application / screening fees | No statute. Ohio has no cap, refund rule, or portable-screening-report rule for rental application fees. Based on the chapter 5321 section list (5321.01-5321.20). |
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| Other rental fees | No statute. Chapter 5321 sets no limits on move-in, convenience, or other rental fees and no fee-disclosure rule. Lease clauses requiring the tenant to pay the landlord's attorney fees are unenforceable (§ 5321.13), and unconscionable terms may be refused enforcement (§ 5321.14). Political subdivisions are broadly preempted from regulating rights and obligations covered by chapter 5321 (§ 5321.19), which may limit local fee ordinances. |
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Section 8, Records & Right to Counsel in Ohio
| Section 8 / source of income | No. Ohio's fair housing law (§ 4112.02(H)) protects race, color, religion, sex, military status, familial status, ancestry, disability, and national origin. It does not cover source of income or voucher use. Several Ohio cities have local source-of-income ordinances (not verified individually). Whether § 5321.19 preemption affects them was not determined. Source: Ohio Rev. Code § 4112.02(H) |
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| Eviction record sealing | No statute. Ohio Rev. Code chapter 1923 has no provision for sealing, masking, or expunging eviction court records. Some municipal courts have adopted local rules or procedures for sealing eviction records. These were not verified and are not statewide. |
| Right to a lawyer in eviction | No statewide right to counsel in eviction cases. Some cities (for example Cleveland, Toledo, Columbus) have local right-to-counsel programs. These were not verified here. |
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Mold, Pests, Heat & AC in Ohio
| Mold | No statute — general habitability/repair duty applies. Ohio has no mold disclosure, remediation or exposure-standard law for rentals; the landlord must comply with building, housing, health and safety codes and 'do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition.' If the landlord fails to fix a condition within a reasonable time (not more than 30 days) after written notice, the tenant may use the rent-deposit-with-court remedy in § 5321.07. Local housing or health codes may address mold. |
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| Pests & bed bugs | No statute — no bed-bug or pest-specific state law. The landlord must keep the premises fit and habitable and common areas safe and sanitary; the tenant must keep the part of the premises the tenant occupies safe and sanitary and dispose of garbage in a clean, safe and sanitary manner. No state bed-bug disclosure or inspection rule. Responsibility for treatment generally follows the habitability duty and the lease; local codes may assign pest-control duties. Tenant duties: https://codes.ohio.gov/ohio-revised-code/section-5321.05 |
| Heat | Yes. The landlord must supply 'reasonable heat at all times' and keep landlord-supplied heating fixtures in good and safe working order, except where the building is not required by law to be equipped for heat or heat is generated by an installation in the tenant's exclusive control on a direct utility connection. No statewide minimum temperature or heating season. Municipal housing codes (e.g., in larger cities) may set specific minimum temperatures. |
| Air conditioning | No state requirement to provide air conditioning or a maximum indoor temperature. Air-conditioning fixtures and appliances supplied by the landlord must be kept in good and safe working order. Source: Ohio Rev. Code § 5321.04(A)(4) |
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Privacy, Guests & Animals in Ohio
| Cameras & privacy | No landlord-specific statute. Criminal laws apply: secretly or surreptitiously recording another person in a place where there is a reasonable expectation of privacy for the purpose of viewing private areas is voyeurism (misdemeanor; felony if the victim is a minor); spying or eavesdropping by trespass or surreptitious invasion of privacy for sexual gratification is also voyeurism. Intercepting oral, wire or electronic communications without being a party or having a party's consent is a fourth-degree felony (one-party consent). Voyeurism statute amended effective April 4, 2023. Interception statute: https://codes.ohio.gov/ohio-revised-code/section-2933.52. Landlords must give reasonable notice (24 hours presumed) before entering and may not abuse access (§ 5321.04(A)(7)-(8)); hidden cameras inside a unit may also support civil privacy claims. |
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| Guests & occupants | No statute — lease governs guests, roommates and occupancy limits. Tenants must require persons on the premises with their consent not to disturb neighbors, not to damage the premises, and not to violate drug laws. Local housing codes may set occupancy limits; limits cannot be used to discriminate based on familial status under state and federal fair-housing law. |
| Service & support animals (state law) | No Ohio housing statute on emotional support animal documentation or misrepresentation. Refusing a reasonable accommodation needed by a person with a disability to use and enjoy a dwelling is an unlawful discriminatory practice under Ohio's fair-housing law, which applies to assistance animal requests. A separate statute gives people with qualifying disabilities and trainers equal access with assistance dogs in public accommodations and lodging places and bars charging a fee for the dog. § 955.43 (amended effective March 20, 2026) covers public accommodations, not private rental housing generally: https://codes.ohio.gov/ohio-revised-code/section-955.43. Federal Fair Housing Act rules on documentation and pet fees apply. |
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How eviction works in Ohio
Eviction cases are heard in: Municipal court or county court (forcible entry and detainer); courts of common pleas also have jurisdiction.
- Serve 3-day notice to leave the premises (§ 1923.04), after any required 30-day lease-violation or termination notice
- File forcible entry and detainer complaint in municipal or county court (§ 1923.01)
- Clerk serves summons by ordinary mail plus personal service/posting or certified mail at least 7 days before trial (§ 1923.06)
- Hearing no sooner than the 7th day after service is complete; judgment for restitution of premises
- Writ of execution issued; officer must execute within 10 days of receiving it (§ 1923.14)
- Removal by sheriff, police officer, constable or bailiff
Possession hearing no sooner than 7 days after service is complete; answer day for any other (money) claims is 28 days after service (§ 1923.06(H)).
Source: Ohio Rev. Code §§ 1923.01, 1923.04, 1923.06, 1923.14
What surprises people about Ohio rental law
- Lease clauses requiring the tenant to pay the landlord's attorney fees, or confessing judgment, are not recognized in residential leases (Ohio Rev. Code § 5321.13)
- Tenant loses the right to double damages on a withheld deposit unless they gave a written forwarding address (Ohio Rev. Code § 5321.16)
- Deposit interest of 5% is owed on the excess over the greater of $50 or one month's rent if the tenant stays 6+ months (Ohio Rev. Code § 5321.16)
- Small claims limit rose to $6,000 effective April 9, 2025 (Ohio Rev. Code § 1925.02)
- Local rent control/stabilization is expressly banned since 2022 (Ohio Rev. Code § 5321.19)
- Rent escrow is unavailable to student tenants and against small landlords (3 or fewer units) who disclose that status in writing (Ohio Rev. Code § 5321.07)
Federal law that also applies in Ohio
These federal rules apply on top of Ohio law, mostly to discrimination, servicemembers, survivors and federally assisted housing:
- Fair Housing Act: protected classes, covered housing and exemptions: Save every listing, text and email. A discriminatory ad is illegal even when the landlord's unit is otherwise exempt. More
- Assistance animals (service and emotional support animals) in housing: Ask for the accommodation in writing, keep a copy, and if a disability or the need for the animal is not obvious, offer reliable documentation of it. More
- Servicemembers Civil Relief Act: ending a lease early: Deliver the notice and orders by a method you can prove, such as certified mail with return receipt, and keep copies. More
- Servicemembers Civil Relief Act: eviction protection: Tell the court in writing that you or your spouse are on active duty and ask for an SCRA stay. More
- VAWA housing protections: Ask the landlord or housing authority for its VAWA emergency transfer plan and request a transfer in writing. More
- CARES Act 30-day notice to vacate (covered dwellings): If your building has a federally backed mortgage or federal subsidy and you received less than 30 days' notice to vacate, raise the CARES Act as a defense. More
- HUD 30-day nonpayment notice (public housing and project-based Section 8): If you pay the full amount listed in the notice within 30 days, the landlord cannot file for eviction over that rent. More
- Housing Choice Voucher (Section 8) basics for private landlords: If a voucher landlord asks for 'side payments' above your share of the rent, refuse and report it to your PHA. More
- Lead-based paint disclosure (pre-1978 housing): If your pre-1978 lease came with no lead disclosure form and pamphlet, ask for them in writing before signing. More
- FCRA tenant screening: adverse action notices and disputes: Request your free report from the screening company within 60 days of a denial and dispute any errors in writing with supporting documents. More
- Rental 'junk fee' rulemaking and enforcement (FTC/CFPB): Before paying an application fee, ask in writing for the total monthly cost including every mandatory fee. More
- Federal eviction moratoria: Check your state and city rules, since any eviction pause now comes from local, not federal, law. More
City rules in Ohio
These cities add their own tenant protections on top of state law:
- Akron landlord-tenant rules
- Cincinnati landlord-tenant rules
- Cleveland landlord-tenant rules
- Columbus landlord-tenant rules
- Toledo landlord-tenant rules
Eviction by county in Ohio
Which court hears evictions, filing fees, local rent levels and help:
- Eviction in Franklin County (Columbus)
- Eviction in Cuyahoga County (Cleveland)
- Eviction in Hamilton County (Cincinnati)
- Eviction in Montgomery County (Dayton)
- Eviction in Summit County (Akron)
- Eviction in Lucas County (Toledo)
- Eviction in Stark County (Canton, Massillon, Alliance)
- Eviction in Butler County (Hamilton, Middletown, Fairfield)
- Eviction in Lorain County (Elyria, Lorain)
- Eviction in Mahoning County (Youngstown)
For landlords
How to evict a tenant in Ohio — steps, cost, timeline and forms.
Common Ohio questions
- Can a landlord enter without notice or permission?
- How long does a landlord have to return a security deposit?
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- Can I withhold rent for repairs?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
- Can a landlord raise the rent in the middle of a lease?
- How much notice does a landlord have to give to end a lease or not renew?
- How much can a landlord charge for a late fee?
- Can a landlord retaliate against a tenant for complaining?
- How much can a landlord charge for a security deposit?
- How long does a landlord have to sue for unpaid rent or damages?
- Can a landlord accept rent during an eviction?
- Can you be evicted in the winter?
- Can a landlord give an eviction notice by text or email?
- How much notice does a landlord have to give before raising the rent?
- Does a landlord have to give you a copy of the lease?
- What happens to tenants if the landlord goes into foreclosure?
- How long does a landlord have to keep a tenant's belongings?
- How do you remove a squatter?
- How much can a landlord charge for a rental application fee?
- What rental fees are illegal (junk fees)?
- Can I break my lease because of domestic violence?
- Can I break my lease for military orders, medical reasons or a death?
- Can a landlord refuse Section 8?
- Can an eviction be removed from your record?
- Do tenants get a free lawyer for an eviction?
- What are my rights without a written lease?
- Does a landlord have to fix mold?
- Who pays for pest control and bed bugs in a rental?
- Does a landlord have to provide heat?
- Does a landlord have to provide air conditioning?
- What can a landlord charge for at move-out (cleaning, painting, carpet)?
- Can a landlord put cameras in or around a rental?
- Can a landlord limit overnight guests or roommates?
- Can a landlord deny a service or emotional support animal?
- Can a landlord evict you for no reason?
Free calculators
- Notice Deadline Calculator
- Security Deposit Deadline Calculator
- Late Fee Checker
- Rent Increase Calculator
How Ohio compares to neighboring states
| State | Security deposit limit | Deposit return deadline | Notice for unpaid rent |
|---|---|---|---|
| Ohio | No statutory cap Ohio Rev. Code § 5321.16 | Within 30 days after the rental agreement ends and possession is delivered, the landlord must send the itemized written notice of deductions together with the amount due. Ohio Rev. Code § 5321.16(B) | 3-day written notice to leave the premises before filing an eviction (forcible entry and detainer) action. The residential notice must conspicuously state: "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." Ohio Rev. Code § 1923.04 |
| Indiana | No statutory cap on security deposits. IC 32-31-3 | Within 45 days after termination of the rental agreement and delivery of possession, the landlord must return the deposit minus itemized deductions. The landlord is not liable until the tenant provides a written forwarding mailing address. IC 32-31-3-12, 32-31-3-14 | Not less than 10 days' notice to pay or vacate, unless the parties agreed otherwise or the tenant pays in full within the notice period. IC 32-31-1-6, 32-31-1-7 |
| Kentucky | No statutory cap (statewide or under URLTA). KRS 383.580 | Non-URLTA areas: no statute. URLTA areas: no fixed refund deadline; if the tenant leaves owing no rent with a refund due, the landlord must send notice of the refund amount to the tenant's last known address and may keep the deposit if the tenant does not respond within 60 days. If the tenant leaves without paying the last month's rent and does not demand the deposit, the landlord may apply it after 30 days. KRS 383.580(6)-(7) | URLTA areas: 7 days' written notice to pay or the lease terminates. Non-URLTA areas: no statutory pre-filing notice period for nonpayment was found; terms are governed by the lease. KRS 383.660(2) |
| Michigan | 1.5 months' rent MCL 554.602 | 30 days after the tenant's occupancy ends: landlord must mail an itemized notice of damages with the balance, or return the full deposit. If the landlord wants to keep any disputed amount it must sue within 45 days after termination of occupancy. MCL 554.609; MCL 554.610; MCL 554.613 | 7 days: written demand for possession (or written notice to quit) for nonpayment of rent before filing MCL 600.5714(1)(a); MCL 554.134(2); MCL 600.5716; MCL 600.5718 |
| Pennsylvania | First year of the lease: no more than 2 months' rent. Second and later years (or any renewal): no more than 1 month's rent. After 5+ years of tenancy, a rent increase cannot require a higher deposit. Landlord and Tenant Act § 511.1 (68 P.S. § 250.511a) | 30 days after the lease ends or the tenant surrenders the premises (whichever comes first). Act § 512(a) (68 P.S. § 250.512(a)) | 10-day written notice to quit. Act § 501(b) (68 P.S. § 250.501(b)) |
| West Virginia | No statutory cap on the amount of a security deposit. W. Va. Code §§ 37-6A-1, 37-6A-2 | Within the 'notice period': 60 days after the tenancy ends, or 45 days after a new tenant occupies the unit, whichever is shorter. W. Va. Code § 37-6A-2(a); § 37-6A-1 (definition of 'notice period') | No pre-filing notice required by statute. Landlord may file a verified petition for summary relief for rent arrears directly in magistrate or circuit court. W. Va. Code § 55-3A-1(a) |
Ohio landlord-tenant FAQ
How much can a landlord charge for a security deposit in Ohio?
No statutory cap (Ohio Rev. Code § 5321.16)
How long does a landlord have to return a security deposit in Ohio?
Within 30 days after the rental agreement ends and possession is delivered, the landlord must send the itemized written notice of deductions together with the amount due. (Ohio Rev. Code § 5321.16(B))
Does a landlord have to pay interest on a security deposit in Ohio?
Required on the portion of the deposit exceeding the greater of $50 or one month's rent, at 5% per year, if the tenant stays 6 months or more; computed and paid annually. (Ohio Rev. Code § 5321.16(A))
Does a landlord in Ohio have to give an itemized list of deposit deductions?
Deductions (unpaid rent and damages from the tenant's noncompliance with § 5321.05 or the rental agreement) must be itemized and identified in a written notice delivered within 30 days. (Ohio Rev. Code § 5321.16(B))
What happens if a landlord in Ohio wrongfully keeps a security deposit?
Tenant may recover the money wrongfully withheld plus damages equal to the amount wrongfully withheld (effectively double) and reasonable attorney's fees. (Ohio Rev. Code § 5321.16(C))
How much notice does a landlord have to give before evicting for unpaid rent in Ohio?
3-day written notice to leave the premises before filing an eviction (forcible entry and detainer) action. The residential notice must conspicuously state: "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." (Ohio Rev. Code § 1923.04)
How much notice is required to evict for a lease violation in Ohio?
For a tenant's failure to meet obligations under § 5321.05 that materially affects health and safety, the landlord may give written notice specifying the problem and a termination date at least 30 days after receipt; if not remedied, the rental agreement ends. The 3-day notice to leave (§ 1923.04) is then required before filing. (Ohio Rev. Code § 5321.11)
How much notice is needed to end a month-to-month lease in Ohio?
Either landlord or tenant: at least 30 days' notice before the periodic rental date. Week-to-week: at least 7 days before the termination date. (Ohio Rev. Code § 5321.17)
Can a landlord enter without notice in Ohio?
Reasonable notice and entry only at reasonable times, except in an emergency or where notice is impracticable; 24 hours is presumed to be reasonable notice. (Ohio Rev. Code § 5321.04(A)(8))
Is there a limit on late fees in Ohio?
No statutory cap (No statute; Ohio Rev. Code § 5321.14 (unconscionable clauses))
Can a tenant repair and deduct from rent in Ohio?
No statutory repair-and-deduct remedy. Ohio's statutory repair remedy is rent escrow with the court (see rent_withholding), a court order to repair or reduce rent, or termination of the rental agreement. (Ohio Rev. Code § 5321.07)
Can a tenant withhold rent for repairs in Ohio?
Withholding rent directly is not authorized; instead, a tenant who is current on rent may deposit rent with the clerk of the municipal or county court (rent escrow) after giving the landlord written notice of the problem and the landlord fails to fix it within a reasonable time or 30 days, whichever is sooner. Tenant may also ask the court to order repairs, reduce rent, or release escrowed rent for repairs. (Ohio Rev. Code § 5321.07(B))
Can a landlord retaliate against a tenant for complaining in Ohio?
Landlord may not raise rent, reduce services, or bring/threaten an eviction action because the tenant complained to a government agency about a code violation materially affecting health and safety, complained to the landlord about a § 5321.04 violation, or joined with other tenants to negotiate with the landlord. Tenant may use retaliation as a defense, recover possession or terminate, and recover actual damages and attorney's fees. (Ohio Rev. Code § 5321.02)
Is there rent control or a limit on rent increases in Ohio?
Local rent control and rent stabilization are preempted statewide. (Ohio Rev. Code § 5321.19(A))
Can a landlord change the locks or shut off utilities in Ohio?
Landlord may not recover possession by cutting off utilities or services, excluding the tenant (lockout), or threatening unlawful acts, and may not seize the tenant's belongings to collect rent without a court order. Landlord is liable for all damages plus reasonable attorney's fees. (Ohio Rev. Code § 5321.15)
What is the small claims court limit in Ohio for a deposit dispute?
$6,000 (Ohio Rev. Code § 1925.02)
How do you remove a squatter in Ohio?
Ohio has no special squatter-removal procedure. The owner files a forcible entry and detainer (eviction) action in court against an occupier who holds the property without color of title. That requires the 3-day notice to leave under § 1923.04. Separately, entering or staying on another's land without privilege is criminal trespass under § 2911.21, a fourth-degree misdemeanor for most violations, which police may enforce. (Ohio Rev. Code § 1923.02(A)(5); § 1923.04; § 2911.21)
What can a landlord do with a tenant's abandoned property in Ohio?
No statute for ordinary residential tenancies. Ohio Rev. Code chapters 5321 and 1923 set no notice, storage, or sale procedure for a tenant's belongings left in an apartment or house. Detailed rules exist only for manufactured homes, mobile homes, RVs, and personal property in manufactured home parks. (Ohio Rev. Code ch. 5321; §§ 1923.12-1923.14 (manufactured home parks only))
Is there a limit on rental application fees in Ohio?
No statute. Ohio has no cap, refund rule, or portable-screening-report rule for rental application fees. (Ohio Rev. Code ch. 5321 (no application-fee section))
What rental fees are banned or limited in Ohio?
No statute. Chapter 5321 sets no limits on move-in, convenience, or other rental fees and no fee-disclosure rule. Lease clauses requiring the tenant to pay the landlord's attorney fees are unenforceable (§ 5321.13), and unconscionable terms may be refused enforcement (§ 5321.14). (Ohio Rev. Code §§ 5321.13, 5321.14)
Can a domestic violence survivor break a lease in Ohio?
No statute. Ohio has no state law letting domestic violence, sexual assault, or stalking survivors end a residential lease early. (Ohio Rev. Code ch. 5321 (no such section))
When can a tenant break a lease without penalty in Ohio?
Ohio has no state-law early termination right for medical reasons, disability, seniors, or tenant death. For military tenants: in an eviction case against a tenant deployed on active duty (or whose immediate family member is), the court may, and on motion must, stay the case for 90 days or adjust the rental obligation if the deployment materially affects the ability to pay. This applies only to rental agreements made on or after May 18, 2005, and not to landlords with fewer than 4 units. (Ohio Rev. Code § 1923.062)
Can an eviction record be sealed or removed in Ohio?
No statute. Ohio Rev. Code chapter 1923 has no provision for sealing, masking, or expunging eviction court records. (Ohio Rev. Code ch. 1923 (no sealing provision))
Can a landlord refuse Section 8 vouchers in Ohio?
No. Ohio's fair housing law (§ 4112.02(H)) protects race, color, religion, sex, military status, familial status, ancestry, disability, and national origin. It does not cover source of income or voucher use. (Ohio Rev. Code § 4112.02(H))
Do tenants have a right to a free lawyer in eviction cases in Ohio?
No statewide right to counsel in eviction cases. (Ohio Rev. Code ch. 1923 (no counsel provision))
What does a Ohio notice to pay rent or quit have to include?
Before filing, the landlord must give a notice to leave the premises at least 3 days in advance. Delivery: certified mail with return receipt requested, handing a written copy to the tenant, or leaving it at the tenant's usual place of abode or at the premises. Every landlord notice for residential premises must include this text, printed or written conspicuously: "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." (Ohio Rev. Code § 1923.04(A); § 1923.02(B))
What does a Ohio notice to end a month-to-month tenancy have to include?
Month-to-month: either side may end or decline to renew with notice given at least 30 days before the periodic rental date. Week-to-week: at least 7 days before the termination date stated in the notice. Chapter 5321 prescribes no form or delivery method for this notice. If the tenant then holds over, the landlord must also serve the 3-day notice to leave under § 1923.04, with its required wording, before filing. (Ohio Rev. Code § 5321.17(A)-(B); § 1923.04)
What must a Ohio security deposit itemization include?
Any deduction must be itemized and identified in a written notice delivered to the tenant together with the amount due, within 30 days after the lease ends and the tenant delivers possession. Allowed deductions are past-due rent and damages from the tenant's noncompliance with § 5321.05 or the lease. The tenant must give the landlord a forwarding address in writing. If the tenant does not, the tenant loses the right to double damages and attorney fees. (Ohio Rev. Code § 5321.16(B)-(C))
How long does a landlord have to sue for unpaid rent in Ohio?
Written lease: 6 years. Oral lease: 4 years. (Ohio Rev. Code §§ 2305.06, 2305.07(A))
Can a landlord accept rent during an eviction in Ohio?
No statute — Ohio Rev. Code chs. 1923 (forcible entry and detainer) and 5321 (landlords and tenants) have no rule on whether accepting rent after a notice to leave, or during an eviction, waives the eviction. Courts decide this under common law. (Ohio Rev. Code chs. 1923, 5321 checked)
Can you be evicted in the winter in Ohio?
No statute — Ohio's eviction law (ch. 1923) and landlord-tenant law (ch. 5321) set no winter or cold-weather limits on evictions. (Ohio Rev. Code chs. 1923, 5321 checked)
Can a landlord give notice by text or email in Ohio?
The 3-day notice to leave must be delivered by certified mail (return receipt requested), handed to the tenant in person, or left at the tenant's usual home or at the rental. It must include the statutory warning: 'You are being asked to leave the premises…'. No statute authorizes email or text notices. (Ohio Rev. Code § 1923.04(A))
How much notice is required for a rent increase in Ohio?
No statute sets a notice period for rent increases. In practice, a month-to-month landlord changes rent by ending the tenancy and offering new terms, which requires 30 days' notice before the periodic rental date (7 days for week-to-week). For a fixed-term lease, rent can change only at renewal or as the lease allows. (Ohio Rev. Code § 5321.17(A)-(B))
Does a landlord have to give a copy of the lease in Ohio?
No statute requires giving the tenant a copy of the lease. Every written residential lease must state the name and address of the owner and of any agent (for an entity, its principal place of business plus the person in charge). With an oral lease, the landlord must give the tenant this information in writing at move-in. If the landlord fails to do so, the tenant is excused from giving the landlord the written notices otherwise required before rent escrow or other tenant remedies. (Ohio Rev. Code § 5321.18)
What are tenants' rights in a foreclosure in Ohio?
No statute — Ohio Rev. Code chs. 5321 and 1923 add no tenant protections in foreclosure or sale beyond the federal PTFA. (Ohio Rev. Code chs. 1923, 5321 checked)
Does a landlord have to fix mold in Ohio?
No statute — general habitability/repair duty applies. Ohio has no mold disclosure, remediation or exposure-standard law for rentals; the landlord must comply with building, housing, health and safety codes and 'do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition.' (Ohio Rev. Code § 5321.04(A)(1)-(2))
Who pays for pest control and bed bugs in Ohio?
No statute — no bed-bug or pest-specific state law. The landlord must keep the premises fit and habitable and common areas safe and sanitary; the tenant must keep the part of the premises the tenant occupies safe and sanitary and dispose of garbage in a clean, safe and sanitary manner. (Ohio Rev. Code §§ 5321.04(A)(2)-(3), 5321.05(A)(1)-(2))
Does a landlord have to provide heat in Ohio?
Yes. The landlord must supply 'reasonable heat at all times' and keep landlord-supplied heating fixtures in good and safe working order, except where the building is not required by law to be equipped for heat or heat is generated by an installation in the tenant's exclusive control on a direct utility connection. No statewide minimum temperature or heating season. (Ohio Rev. Code § 5321.04(A)(4), (6))
Does a landlord have to provide air conditioning in Ohio?
No state requirement to provide air conditioning or a maximum indoor temperature. Air-conditioning fixtures and appliances supplied by the landlord must be kept in good and safe working order. (Ohio Rev. Code § 5321.04(A)(4))
What can a landlord deduct from a deposit for cleaning or damage in Ohio?
Not defined by statute. The landlord may apply the deposit to past-due rent and to damages caused by the tenant's failure to meet statutory tenant duties (e.g., keeping the unit safe and sanitary, not damaging fixtures) or the rental agreement. Deductions must be itemized in a written notice delivered with any balance within 30 days after termination and delivery of possession. (Ohio Rev. Code §§ 5321.16(B)-(C), 5321.05(A))
Can a landlord put cameras in or around a rental in Ohio?
No landlord-specific statute. Criminal laws apply: secretly or surreptitiously recording another person in a place where there is a reasonable expectation of privacy for the purpose of viewing private areas is voyeurism (misdemeanor; felony if the victim is a minor); spying or eavesdropping by trespass or surreptitious invasion of privacy for sexual gratification is also voyeurism. Intercepting oral, wire or electronic communications without being a party or having a party's consent is a fourth-degree felony (one-party consent). (Ohio Rev. Code §§ 2907.08, 2933.52)
Can a landlord limit guests or roommates in Ohio?
No statute — lease governs guests, roommates and occupancy limits. Tenants must require persons on the premises with their consent not to disturb neighbors, not to damage the premises, and not to violate drug laws. (Ohio Rev. Code § 5321.05(A)(6), (8)-(9))
Can a landlord deny a service or emotional support animal in Ohio?
No Ohio housing statute on emotional support animal documentation or misrepresentation. Refusing a reasonable accommodation needed by a person with a disability to use and enjoy a dwelling is an unlawful discriminatory practice under Ohio's fair-housing law, which applies to assistance animal requests. A separate statute gives people with qualifying disabilities and trainers equal access with assistance dogs in public accommodations and lodging places and bars charging a fee for the dog. (Ohio Rev. Code §§ 4112.02(H)(19), 955.43)
Official resources for Ohio
- Ohio Revised Code Chapter 5321 (Landlords and Tenants)
- Ohio Revised Code § 1923.04 (Notice to leave premises)
- Supreme Court of Ohio - Access to Justice / eviction resources
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.