Ohio Landlords FAQs

General Responsibilities

  • As a landlord in Ohio, you are responsible for maintaining a safe and habitable living environment for your tenants. This includes ensuring the property meets health and safety codes, making necessary repairs, and providing essential services such as heat, water, and electricity. 

Lease Agreements

  • A lease agreement in Ohio should include the names of all tenants, the duration of the lease, the rental amount, payment due dates, security deposit details, and any rules or policies regarding the use of the property. It should also outline the responsibilities of both the landlord and the tenant. 

  • Yes, you can include a no-pet clause in your lease agreement. However, you must make reasonable accommodations for tenants with disabilities who require emotional support animals. 

Security Deposits

  • In Ohio, there is no statutory limit on the amount you can charge for a security deposit. However, it is common practice to charge the equivalent of one month's rent. 

  • You must return the security deposit within 30 days after the tenant moves out, along with an itemized list of any deductions for damages or unpaid rent. 

Rent Payments

  • Yes, you can charge a late fee for overdue rent, but it must be specified in the lease agreement. The fee should be reasonable and not excessive. 

  • Ohio law does not require a grace period for rent payments, but you can include one in your lease agreement if you choose. 

Repairs and Maintenance

  • As a landlord, you are responsible for making necessary repairs to keep the property in a habitable condition. This includes fixing issues related to plumbing, heating, electrical systems, and structural integrity. 

  • No, you must provide reasonable notice (at least 24 hours) before entering the rental property, except in cases of emergency. 

Evictions

  • You can evict a tenant for several reasons, including non-payment of rent, violation of lease terms, illegal activities, or end of the lease term. You must follow the proper legal procedures for eviction, including providing a written notice to the tenant. 

  • To start the eviction process, you must provide the tenant with a written notice, either a 3-day notice for non-payment of rent or a 30-day notice for other lease violations. If the tenant does not comply, you can file an eviction complaint with the local court. 

Tenant Rights

  • Tenants in Ohio have the right to a habitable living environment, privacy, and protection against unlawful eviction. They also have the right to request repairs and withhold rent if repairs are not made in a timely manner. 

  • Yes, tenants can withhold rent if the landlord fails to make necessary repairs after being notified in writing. However, the tenant must follow specific procedures outlined in Ohio law. This usually means escrowing the rent with the local municipal court. 

Utilities

  • The responsibility for paying utilities should be specified in the lease agreement. In general, tenants are responsible for paying for their own utilities, but landlords may include utilities in the rent or charge a separate fee. 

  • No, you cannot shut off utilities as a way to force a tenant to pay rent. Doing so is illegal and considered a form of harassment. 

Discrimination

  • Ohio follows federal fair housing laws, which prohibit discrimination based on race, color, national origin, religion, sex, familial status, and disability. You must ensure that your rental practices comply with these laws. 

  • You can consider a tenant's criminal record, but you must do so in a way that is not discriminatory. Blanket policies that exclude all individuals with a criminal record may violate fair housing laws. 

Insurance

  • While not required by law, landlord insurance is highly recommended. It provides coverage for property damage, liability, and loss of rental income. 

  • You can require tenants to have renter's insurance as a condition of the lease. This should be clearly stated in the lease agreement. 

End of Lease

  • At the end of a lease term, the tenant can either move out, renew the lease, or continue renting on a month-to-month basis if both parties agree. The lease agreement should specify the terms for lease renewal or termination. 

  • Yes, you can increase the rent at the end of a lease term, but you must provide the tenant with proper notice, usually 30 days, before the increase takes effect.