The Ohio rental agreements are contracts between a landlord and a tenant. The tenant pays regular rent for the use of a rental property. These documents outline the terms associated with the property, including the duration of the tenancy and occupancy rules. Terms in the agreements cannot supersede state laws.
Ohio Rental Agreement Types
Ohio Required Lease Disclosures
- Landlord’s Name & Address (required for all) – Every Ohio lease agreement has to include the landlord or authorized agent’s contact information to establish communication for serving notices.
- Lead-Based Paint Disclosure (required for some) – Ohio landlords must provide a lead-based paint disclosure that outlines the risks associated with lead-based paint in any pre-1978 home, plus any active hazards that are known so that tenants are aware of possible contamination.
To learn more about required disclosures in Ohio, click here.
Ohio Landlord Tenant Laws
- Warranty of Habitability – For a rental unit in Ohio to be “fit and habitable,” a landlord must provide its tenant with adequate plumbing, safe electrical outlets, in-unit heating, air-conditioning, and more. Repairs to these and other amenities must also be made in a “reasonable” amount of time, but no more than 30 days. If these duties are not fulfilled, the effected tenant may withhold rent with the clerk of the municipal/county court in an escrow account or the tenant may be able apply for a rent abatement in court to reduce the periodic rent due each month until the landlord has remedied the violations. Tenants may not use the repair and deduct method.
- Evictions – Whether they are being evicted for rent non-payment, lease infractions, or committing an illegal act, an Ohio tenant is entitled to an advanced notice. As such, most evictions in Ohio can be completed in just a couple days or it may take months.
- Security Deposits – Ohio does not maintain a legal limit on how much a landlord can charge as a security deposit. The landlord must return any unused portion of the deposit to the tenant within 30 days after a lease’s termination and the unit has been surrendered to the landlord by the tenant.
- Lease Termination – In Ohio, a tenant may opt out of their month-to-month lease by issuing a 30-day notice to their landlord. A fixed-term lease may also be broken early if the tenant claims an exception for active military duty, unit uninhabitability, domestic violence or landlord harassment.
- Rent Increases & Fees – Ohio landlords are fully free to raise rent when they see fit without providing a justification or advanced notice. The same goes for late fees in most cases. One notable exception is returned check fees, this amount cannot exceed 10% of the original check’s value or $30.
- Landlord Entry – Legal precedent in Ohio indicates that landlords must provide “reasonable” notice, which is considered 24 hours’ notice. This standard is not applied to emergency situations.
- Settling Legal Disputes – Ohio’s small claims court does not accept eviction cases. Moreover, they only accept cases valued at less than $3,000 in total. It does maintain a long statute of limitations, though, at a full 8 years.
To learn more about landlord tenant laws in Ohio, click here.