Ohio Landlord-Tenant Law

At a Glance

Security Deposits

Ohio does not impose a statutory limit on the amount a landlord may collect as a security deposit. However, landlords must comply with specific rules regarding the handling and return of deposits.

If the security deposit exceeds $50 or one month's rent (whichever is greater), the landlord must pay 5% annual interest on the deposit after the first six months of tenancy. Interest must be paid annually to the tenant.

Landlords must return the deposit within 30 days of the tenant vacating the unit, along with an itemized statement of any deductions. The tenant must provide a forwarding address in writing to receive the deposit return.

cite: Ohio Rev. Code § 5321.16

Eviction Procedures

Ohio requires landlords to follow specific legal procedures to evict a tenant. Self-help evictions (changing locks, shutting off utilities, removing belongings) are illegal.

Notice Requirements

• 3-Day Notice: For nonpayment of rent, the landlord must serve a 3-day notice to vacate
• 30-Day Notice for Lease Violation: For material lease violations, the landlord must give 30 days' notice specifying the violation and allowing time to cure
• 30-Day No-Cause Notice: For month-to-month tenancies, either party may terminate with 30 days' notice without cause
• Immediate Action: For drug-related activity or serious threats to health and safety, the landlord may proceed with expedited eviction

Ohio does not have a statewide just cause eviction requirement. Landlords may terminate month-to-month tenancies for any lawful reason with 30 days' notice.

cite: Ohio Rev. Code § 5321.04

Rent Control

Ohio does not have rent control, and state law actively preempts local municipalities from enacting rent control ordinances. Ohio Revised Code prohibits any municipal corporation, county, or township from controlling the amount of rent charged for the use of real property.

Landlords may raise rent by any amount with proper notice (30 days for month-to-month tenancies), subject to the terms of any existing lease agreement.

cite: Ohio Rev. Code § 5321.02

Lease Agreements

Ohio does not require a written lease for tenancies of 12 months or less. However, any lease for longer than 12 months must be in writing to be enforceable under the Statute of Frauds.

Required Disclosures

Ohio landlords must provide the following disclosures:

• Lead-based paint (pre-1978 properties)
• Property owner identification: Name and address of the owner and the owner's agent, if any
• Move-in checklist: Landlords are encouraged to provide a written inventory of the condition of the premises at the beginning of the tenancy
• Security deposit terms: Written notice of the amount of deposit, conditions for return, and interest terms

cite: Ohio Rev. Code § 5321.01 et seq.

Tenant Rights

Ohio provides the following protections for tenants:

• Habitability: Landlords must maintain rental units in a fit and habitable condition, complying with all applicable building, housing, health, and safety codes
• Retaliation protection: Landlords cannot retaliate against tenants who exercise their legal rights, such as reporting code violations, within a reasonable timeframe
• Discrimination protection: The Ohio Fair Housing Law prohibits discrimination based on race, color, religion, sex, national origin, disability, familial status, and military status
• Right to privacy: Landlords must provide 24 hours' notice before entering a tenant's unit, except in emergencies
• Repair and deduct: Tenants may deposit rent into escrow with the clerk of courts if the landlord fails to make necessary repairs after reasonable notice
• Domestic violence protections: Victims of domestic violence may request early lease termination or lock changes

cite: Ohio Rev. Code § 5321.04