Before you rent out that spare bedroom, here’s a guide to using a room rental agreement in Ohio. Top landlords use them in the same ways they leverage traditional Ohio lease agreements. These contracts can help you mitigate disputes, protect your investment, and establish clear leasing policies. Here’s what you need to know to take your first step.
Room Rental Laws
Whether you’re renting out a single-family property or a single room, Ohio landlord-tenant laws govern the leasing process. When doing so, landlords must comply with the following rules:
- You can’t enter a tenant’s room without notifying them first.
- You must provide tenants with safe and habitable housing.
- You can’t harass tenants or interfere with their quiet enjoyment of the room.
- You must include all mandatory disclosures in your rental agreement.
Read on to learn about creating your room rental agreement, Ohio’s mandatory disclosures, and rental regulations.
Different Types of Room Rental Agreements in Ohio
Here are three different contract types you can use for your room rental agreement in Ohio:
- Verbal agreement: Instead of using informal word-of-mouth agreements, we recommend a written fixed-term or month-to-month rental contract.
- Fixed-term lease: Landlords include the tenancy’s start and end date, giving both parties stability. In most cases, the agreements span 6 months to 1 year.
- Month-to-month lease: If you can’t commit to a long-term arrangement, consider using a “tenancy at will” agreement. These flexible contracts automatically renew each month until either party terminates them.
Consider whether you’re looking for flexibility or stability, the tenancy’s length, and your relationship with the tenant. However, it’s best to avoid word-of-mouth agreements, even if you’re renting a room to a family member.
Required Landlord Disclosures
Here’s what every room rental agreement in Ohio must include.
- Lead paint hazards: Provide tenants with the following for properties built before 1978:
Always include the above in an Ohio room rental agreement (42 U.S.C. § 4852d).
- Property owner’s name and address: State law requires landlords to provide the name and address of the property owner or their agent in writing (Ohio Rev. Code § 5321.18).
Now that we’ve covered disclosures, let’s review Ohio’s rental laws:
Security Deposit Rules
Maximum security deposit: Ohio law doesn’t establish security deposit limits.
Security deposit receipt: Landlords don’t have to provide tenants with proof of payment.
Deduction tracking: Within 30 days of tenants moving out, you must send tenants a written, itemized notice listing each deduction (Ohio Rev. Code § 5321.16).
Security deposit return: You must refund the deposit’s remaining balance within 30 days of move-out (Ohio Rev. Code § 5321.16).
Pet deposits: Ohio law doesn’t regulate pet deposits.
Rent Payment Rules
Late rent fees: You can charge reasonable late fees in Ohio, but only if you clearly define them in your lease agreement.
Right to withhold rent: Ohio law permits tenants to withhold rent in certain situations, including when landlords break local housing or health and safety codes (Ohio Rev. Code § 5321.07).
Grace period: Ohio law doesn’t require landlords to extend grace periods.
Pet rent: State law permits landlords to collect a reasonable amount for pet rent, but they must outline it in the rental agreement.
Rent Payment Increase Rules
Rent payment increase frequency: No law limits how often landlords can raise rent. However, you can’t increase rent in the middle of a fixed-term lease unless you include a clause permitting it.
Rent payment increase maximum: Ohio doesn’t place a cap on how much you can raise rent.
Rent control/stabilization: No Ohio laws define rent control policies.
Room Rental Agreement Breaches
Failure to pay: Landlords must give tenants a 3-Day Notice to Pay or Vacate and charge late fees, if the lease includes them (Ohio Rev. Code § 5321.07).
Lease violations: Landlords must send a 3-Day Notice to Cure or Vacate before taking further action (Ohio Rev. Code § 1923.04).
Self-help evictions: Ohio law prohibits self-help evictions. You can’t kick someone out of your rental by removing their belongings or changing the locks (Ohio Rev. Code § 5321.15).
Terminating a Room Rental Agreement
Month-to-month: State law requires landlords to give tenants 30 days’ written notice before terminating a room rental agreement (Ohio Rev. Code § 5321.17).
Fixed-term: If a landlord terminates a fixed-term lease before the end date, they could face penalties unless:
- Your lease includes an early termination clause.
- You have a legal reason to terminate (Ohio Rev. Code § 5321.17).
Room abandonment: When tenants abandon their room, you may take possession of the property, but you must notify the tenant and mitigate damages (Ohio Rev. Code § 5321.17).
Tenant’s right to terminate: Tenants may exit their lease early without penalty if it’s outlined in their Ohio room rental agreement (Ohio Rev. Code § 5321.17) or Ohio law permits it. For example, tenants can terminate early if landlords break health and safety codes (Ohio Rev. Code § 5321.04)
Landlord Access Laws
Immediate access: If it’s not an extreme emergency, like a fire or leak, you can’t enter a tenant’s room without notifying them.
Landlord harassment: Ohio law requires landlords to respect the tenant’s privacy and prohibits unlawful entry, threats, or coercion (Ohio Rev. Code § 5321.04).
Advance notice: State law doesn’t define a specific notice period. We recommend giving tenants 24 hours’ advance notice unless it’s an emergency, such as those mentioned above.
Lease Agreement Renewal and Termination
Required renewals: State law doesn’t require landlords to renew an Ohio room rental agreement. If you want to continue the lease, you must add a renewal clause or sign a new contract.
Required notice: If you want to terminate a month-to-month agreement, you must give tenants 30 days’ notice in writing (Ohio Rev. Code § 5321.17).
Month-to-month considerations: When a fixed-term agreement expires, and tenants stay in the room without signing a new contract, local authorities may automatically classify it as a month-to-month tenancy.
We hope this guide was helpful. As mentioned, a room rental agreement is the best way to avoid misunderstandings and protect your investment. To streamline creating a compliant contract, consider using trusted landlord software.
Room Rental Agreement Ohio FAQs
What to include in an Ohio room rental agreement?
Besides mandatory disclosures, landlords must include the following policies in their room rental agreement:
- Rent payment (and late fees, if applicable)
- Security deposits
- House rules
How do I legally rent out a room?
The first step is to create a room rental agreement. Ohio landlords must include mandatory disclosures and comply with state laws.
How to make an Ohio room rental agreement?
Try a simple, printable PDF form. Download our room rental agreement at the top of this guide.
