ADA and FHA Accessibility Requirements for Ohio Renters

If you are a renter with a disability in Ohio, knowing your rights under the ADA (Americans with Disabilities Act) and FHA (Fair Housing Act) can make all the difference when requesting accessibility accommodations. These federal laws protect you from discrimination and ensure you have access to safe, livable housing. However, each law covers different kinds of housing and offers different protections, so understanding how they apply in Ohio is important.

Understanding the ADA and FHA: Key Differences for Ohio Renters

The ADA and the FHA both provide accessibility standards for renters, but they do so in different ways.

• ADA applies mostly to public spaces and commercial buildings (like leasing offices or community centers in an apartment complex), not most private residences.
• FHA covers most housing and prevents landlords from discriminating against renters with disabilities. This law requires landlords to allow reasonable accommodations and modifications in housing.

Which Ohio Homes Are Covered?

• Most public areas (leasing offices, pools, mailrooms) in apartment or condo complexes must follow ADA accessibility standards.
• All multifamily dwellings (built after March 13, 1991, with four or more units) must follow FHA accessibility design requirements.
• Private homes and older apartments may be exempt from some rules, but disability discrimination is broadly prohibited.

The main law protecting Ohio renters in residential housing is the Ohio Landlord-Tenant Act, which aligns with federal FHA rules for disability rights^[1].

Reasonable Accommodations and Modifications

Under the FHA, you can request reasonable accommodations (changes to rules or policies, such as a service animal exception) or reasonable modifications (physical changes to your home, such as grab bars in the bathroom). Landlords are generally required to allow these if they are necessary for equal use of the property.

Here are some practical examples:

• Requesting to install a wheelchair ramp at your own expense in an older apartment.
• Asking the landlord for a reserved accessible parking space near your unit.
• Having a service or emotional support animal in a "no pets" unit with proper documentation.

Written requests are recommended for documentation. If modifications are made, you may need to agree to restore the property at move-out (except for reasonable wear).

How to Request Accommodations or File a Complaint

Here is how you can request accommodations or file a complaint about disability discrimination in renting:

• Step 1: Write your request for accommodation or modification and provide any supporting documents, such as a doctor’s note if needed.
• Step 2: Give your request to your landlord or property manager. You can use a letter, email, or official request form.
• Step 3: If denied, document the response. Consider mediation, or file an official complaint.

Official Forms for Ohio Renters

• Reasonable Accommodation Request Form (HUD Form 903.1)
  Use: For reporting housing discrimination based on disability in Ohio under the FHA.
  Example: A renter denied a backyard ramp installation can submit this form.
  Request Form and Filing Instructions
• Fair Housing Discrimination Complaint (via Ohio Civil Rights Commission)
  Use: For any fair housing complaint within Ohio.
  File Online at Ohio Civil Rights Commission

What Happens Next?

The Ohio Civil Rights Commission (OCRC) is responsible for investigating fair housing disputes, including those related to disability accommodations.

Ohio’s OCRC can help you resolve issues through investigation, mediation, or formal hearings. More on their process can be found at their Fair Housing page.

Relevant Legislation

• Ohio Revised Code Chapter 4112 – Civil Rights
• Ohio Landlord-Tenant Act
• Americans with Disabilities Act (ADA)
• Fair Housing Act (FHA)

Frequently Asked Questions

1. Are all apartments in Ohio required to be wheelchair accessible?
   Not all, but multifamily buildings built after March 13, 1991, must follow federal accessibility design rules. Older buildings and single-family homes may not be fully accessible, but reasonable modifications can be requested under the FHA.
2. Do I have to pay for accessibility modifications in my Ohio apartment?
   Usually, renters must pay for their own modifications (like grab bars), but some programs may help with funding. Landlords cannot charge extra rent or deposits for an approved service animal.
3. Can a landlord deny my reasonable accommodation request?
   Only if the request causes an undue financial or administrative burden, or changes the nature of the business. The landlord must discuss and offer alternative solutions where possible.
4. Where can I file a complaint if my Ohio landlord refuses a disability accommodation?
   You can file with the Ohio Civil Rights Commission or submit a complaint to HUD’s Office of Fair Housing and Equal Opportunity.
5. Are emotional support animals protected for renters in Ohio?
   Yes, as long as you provide documentation and the animal is necessary for your disability, landlords generally must allow emotional support animals even in "no pets" housing.

Conclusion: Key Takeaways

• Ohio renters with disabilities are protected by both federal and state laws, especially the FHA.
• Reasonable accommodations or modifications should be requested in writing and supported by documentation.
• You can file formal complaints if you face discrimination or unreasonable denial.

Knowing these rules helps you advocate for yourself and improve your housing situation if accessibility challenges arise.

Need Help? Resources for Renters

• Ohio Civil Rights Commission – official body for housing discrimination complaints, mediation, and guidance.
• HUD Fair Housing Complaint Process – information and online forms.
• ADA State and Local Government Contacts – connect with accessibility coordinators and get further support.
• Read the Ohio Landlord-Tenant Act for all renter and landlord obligations.

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1. See Ohio Revised Code Chapter 5321 (Ohio Landlord-Tenant Act) for state-specific rental law.
2. ADA regulations and guidance as published by the U.S. Department of Justice.
3. Fair Housing Act overview from HUD.
4. Ohio Civil Rights Commission as the dispute resolution authority.

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