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Ohio Lease Agreement
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Ohio at a glance: Security Deposit Limit: No statutory limit · Deposit Return Deadline: 30 days after tenancy ends · Notice to Terminate Month-to-Month: 30 days
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Overview
Lease Agreements in Ohio
Ohio landlord-tenant law is codified in Chapter 5321 of the Ohio Revised Code (ORC). Ohio law provides clear obligations for both landlords and tenants and is generally considered moderate in its approach to tenant protections.
Ohio has no statewide rent control. Security deposits are not capped by state law, though they must be returned within 30 days after the tenancy ends.
Ohio requires landlords to maintain rental property in a habitable condition, comply with building codes, keep plumbing and heating systems in working order, and provide written notice before entering the property.
Key Facts
Ohio Lease Agreement — Quick Reference
| Requirement | Ohio Rule |
|---|---|
| Security Deposit Limit | No statutory limit |
| Deposit Return Deadline | 30 days after tenancy ends |
| Notice to Terminate Month-to-Month | 30 days |
| Rent Control | None statewide |
| Eviction Notice (Non-Payment) | 3-Day Notice |
| Landlord Entry Notice | 24 hours (except emergencies) |
| Interest on Deposits | Required if deposit exceeds $50 and tenancy is 6+ months |
| Governing Law | ORC Ch. 5321 |
Legal Requirements
Ohio Legal Requirements
- Landlords must pay interest on security deposits exceeding $50 if the tenancy is 6 months or longer.
- Lead paint disclosure required for pre-1978 properties.
- Landlords must maintain the property in compliance with building and housing codes.
- Ohio requires 24-hour notice before landlord entry except in emergencies.
- Security deposits must be returned within 30 days with itemized deductions.
Governing Laws
Ohio Governing Laws
ORC § 5321.16
Security Deposits
Requires landlords to return security deposits within 30 days, itemize deductions in writing, and pay interest on deposits exceeding $50 for tenancies of six months or more. Wrongful withholding entitles the tenant to double the amount plus attorney fees.
ORC § 5321.04
Landlord Obligations
Requires landlords to comply with building and housing codes, maintain property in a safe condition, keep heating and plumbing systems in working order, maintain common areas, and provide trash receptacles.
Read the full text of these laws at Cornell Law School's Ohio legal resources or your state legislature's official website.
Questions & Answers
Ohio Lease Agreement — Frequently Asked Questions
Does Ohio require interest on security deposits?
Yes, if the security deposit exceeds $50 and the tenancy is 6 months or longer, Ohio landlords must pay interest on the deposit. The interest rate is set by the Ohio Department of Commerce. Interest must be paid annually or upon return of the deposit.
What is the eviction process in Ohio?
Ohio evictions (called "forcible entry and detainer") begin with a 3-Day Notice for non-payment. If the tenant doesn't comply, the landlord files in Municipal or County Court. Ohio has a relatively fast eviction process — initial hearings can occur within a week or two of filing.
What notice must an Ohio landlord give before entering?
Ohio law requires landlords to give at least 24 hours' notice before entering (ORC § 5321.04), except in emergencies. Entry must be at reasonable times. Failing to provide proper notice can constitute an unlawful entry, giving the tenant grounds for lease termination.
Does Ohio have rent control?
No. Ohio does not have statewide rent control, and state law preempts local governments from enacting rent control ordinances. Landlords may increase rent by any amount with appropriate notice as specified in the lease.
Can an Ohio tenant withhold rent for repairs?
Yes, under limited circumstances. If the landlord fails to make required repairs after receiving written notice, a tenant may deposit rent with the court (rent escrow) or terminate the lease. Ohio law also allows repair-and-deduct in certain circumstances. Tenants must follow proper procedures to avoid eviction.