Ohio Residential Lease Agreement
A free Ohio lease template, plus what Ohio law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Ohio requires
| Owner and agent name and address | Every written rental agreement must contain the name and address of the owner and of the owner's agent, if any. If the owner or agent is a corporation, partnership, association or trust, the address must be its principal place of business in the county where the property is located (or, if none, in Ohio) and must include the name of the person in charge there. With an oral rental agreement, the landlord must give the tenant this information in writing when the tenancy begins. If the landlord fails to do so, the landlord is treated as having waived the tenant's notice obligations under §§ 5321.07(A) and 5321.08(A). Applies to: All residential rental agreements Source: Ohio Rev. Code § 5321.18 |
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Terms Ohio law requires or controls
| Security deposit interest | The part of a security deposit that exceeds the greater of $50 or one month's periodic rent earns interest at 5% a year if the tenant stays 6 months or more, computed and paid annually. Deductions must be itemized in a written notice sent with any balance within 30 days after termination and delivery of possession, to the forwarding address the tenant gives in writing. Applies to: Residential leases with a security deposit Source: Ohio Rev. Code § 5321.16 |
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Clauses that are void in Ohio
| Waiver of the Landlords and Tenants Act | No provision of Ohio Rev. Code Chapter 5321 may be modified or waived by any oral or written agreement, except that a landlord may agree to take on duties the law places on the tenant (other than one listed tenant duty in § 5321.05(A)(9)). Applies to: All residential rental agreements Source: Ohio Rev. Code § 5321.13(A), (F) |
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| Confession of judgment | A warrant of attorney to confess judgment in a residential rental agreement for recovery of rent or damages is not recognized. Applies to: All residential rental agreements Source: Ohio Rev. Code § 5321.13(B) |
| Attorney's fees clauses | An agreement to pay the landlord's or the tenant's attorney's fees is not recognized in a residential rental agreement. Applies to: All residential rental agreements Source: Ohio Rev. Code § 5321.13(C) |
| Landlord liability waivers and indemnity | A tenant's agreement to excuse or limit the landlord's legal liability, or to indemnify the landlord for that liability or its costs, is not recognized. Applies to: All residential rental agreements Source: Ohio Rev. Code § 5321.13(D) |
| Rent free of repair duties | A rental agreement (or an assignment or security instrument of the landlord's interest) may not let the landlord collect rent free of its duties under § 5321.04 to keep the premises fit and habitable. Applies to: All residential rental agreements Source: Ohio Rev. Code § 5321.13(E) |
| Unconscionable clauses | A court may refuse to enforce a rental agreement or clause it finds unconscionable when made, enforce the rest without it, or limit it to avoid an unconscionable result. Applies to: All residential rental agreements Source: Ohio Rev. Code § 5321.14 |
Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Ohio law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Ohio law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Ohio law (No statute; Ohio Rev. Code § 5321.14 (unconscionable clauses)).
6. Security deposit. Tenant pays a security deposit of $[deposit amount] (Ohio law sets no maximum; Ohio Rev. Code § 5321.16). Landlord will return it, minus lawful deductions with any required itemized list, within the time Ohio law sets (Ohio Rev. Code § 5321.16(B)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Ohio law requires (Ohio Rev. Code § 5321.04(A)(8)), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Ohio law requires.
14. Security deposit interest. (Write this clause to meet Ohio law: see "Security deposit interest" above (Ohio Rev. Code § 5321.16).)
15. Disclosures attached. Landlord has given Tenant these disclosures required by Ohio law: Owner and agent name and address. [Attach each one.]
16. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
17. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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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.