Tenant Rights in Ohio

Tenants in Ohio have specific legal protections, including:

• Right to a Habitable Living Space – Landlords must ensure the rental property is safe and meets basic living standards.

• Right to Privacy – Landlords must provide reasonable notice before entering the rental unit, typically 24 hours.

• Right to a Fair Lease Agreement – Lease agreements must comply with Ohio law and cannot include illegal provisions, such as waiving a tenant’s right to sue.

• Right to Withhold Rent for Repairs – Tenants may legally withhold rent or make necessary repairs if the landlord fails to address serious maintenance issues.

Landlord Rights in Ohio

Landlords also have specific legal rights, including:

• Right to Collect Rent on Time – Tenants are obligated to pay rent as outlined in the lease.

• Right to Screen Tenants – Landlords can conduct background and credit checks, provided they follow Fair Housing regulations.

• Right to Evict for Non-Payment or Lease Violations – If tenants fail to comply with lease terms, landlords may pursue eviction following Ohio law.

• Right to Require a Security Deposit – Landlords can collect security deposits but must follow legal guidelines for handling and returning them.

Compliance with Fair Housing Laws in Ohio

Ohio landlords must comply with federal and state Fair Housing laws, which prohibit discrimination based on:

• Race, color, religion, national origin

• Sex, disability, and familial status

• Military status and ancestry (under Ohio law)

Landlords cannot:

• Refuse to rent to someone based on a protected class

• Impose different rental terms or conditions based on discrimination

• Retaliate against tenants who file complaints related to discrimination

Violating these laws can lead to legal penalties and significant fines.

Security Deposits in Ohio

Limits and Handling of Security Deposits

Ohio law does not set a maximum amount a landlord can charge for a security deposit. However, if the deposit exceeds $50 or one month's rent, landlords must:

• Pay 5% annual interest on the deposit if the tenant remains for more than six months.

• Return the security deposit within 30 days of the tenant vacating the property.

Deductions from Security Deposits

Landlords can only deduct funds for:

• Unpaid rent

• Property damage beyond normal wear and tear

• Violations of lease terms requiring financial compensation

If deductions are made, the landlord must provide an itemized list of damages and costs.

Maintenance Responsibilities of Landlords in Ohio

Under Ohio Revised Code § 5321.04, landlords must:

• Keep rental units in safe and habitable condition.

• Maintain plumbing, heating, and electrical systems.

• Provide adequate trash removal and water supply.

• Ensure compliance with building codes and health regulations.

If landlords fail to make necessary repairs, tenants may:

• Withhold rent until repairs are completed.

• Terminate the lease without penalty in severe cases.

• Make repairs and deduct costs from rent if legally permitted.

Eviction Procedures for Ohio Landlords

Landlords must follow legal procedures to evict tenants. Illegal "self-help" evictions, such as changing locks or shutting off utilities, are prohibited.

Legal Grounds for Eviction

A landlord may evict a tenant for:

1. Non-payment of rent (must provide a 3-day written notice).

2. Lease violations (must provide a written notice and reasonable time to correct the issue).

3. Illegal activity on the property (can lead to immediate eviction proceedings).

The Eviction Process in Ohio

1. Serve a Notice to Vacate – Landlords must give written notice (3 to 30 days, depending on the violation).

2. File for Eviction – If the tenant does not leave, the landlord can file a Forcible Entry and Detainer action in court.

3. Court Hearing & Judgment – A judge will determine if eviction is lawful.

4. Tenant Removal – If the tenant refuses to leave, the landlord can request assistance from law enforcement.

Conclusion

Understanding Ohio’s landlord-tenant laws is crucial for avoiding legal issues and maintaining a fair rental relationship. Compliance with Fair Housing laws, security deposit regulations, maintenance responsibilities, and eviction procedures ensures both landlords and tenants are protected under state law.

For additional legal guidance, landlords and tenants should consult Ohio's Revised Code Chapter 5321 or seek professional legal advice.