Filing a Complaint Against Your Landlord in Ohio

If you’re renting a home or apartment in Ohio and facing problems with your landlord—like unaddressed repairs, withheld deposits, or possible eviction—it’s important to understand your rights and how to make your voice heard. Ohio has clear laws to protect renters, and several official agencies can help you address unresolved issues. Here’s a practical guide to the complaint process for tenants in Ohio, including official forms and legal references.

Understanding Your Rights as a Renter in Ohio

Ohio renters are protected under the Ohio Revised Code Chapter 5321 - Landlords and Tenants. This law outlines your right to a safe, habitable home, prompt repairs, and clear notices around issues like rent increases or eviction.

• Safe and livable housing (known as the "implied warranty of habitability")
• Privacy: Landlords must provide notice before entering
• Timely repairs for vital services (heat, plumbing, etc.)
• Proper return of security deposits
• Right to receive written notice for eviction or rent changes

If a landlord does not uphold their responsibilities, you may file a formal complaint or take legal action.

When & How to File a Complaint in Ohio

You can file a complaint if your landlord:

• Refuses to make necessary repairs after proper notice
• Illegally withholds your security deposit
• Acts in a retaliatory or harassing manner
• Violates your right to privacy

Try to resolve the issue in writing first if possible. If the problem continues, here’s how to proceed.

Step 1: Document the Problem

• Take photos or keep records of issues (e.g., lack of heat, water damage)
• Save all written communication with your landlord
• Note dates and details of your requests for repairs

Step 2: Give Written Notice to Your Landlord

Ohio law requires you to give your landlord written notice about the issue and a reasonable period to fix it. Use certified mail and keep a copy for your records.

Step 3: File a Complaint with Your Local Code Enforcement or Health Department

For unsafe or unlivable conditions, contact your city or county code enforcement or health department. They can inspect the property and order the landlord to fix violations.

• Find your local office using the Ohio Department of Health’s Environmental Health Directors list
• Each local office may have its own complaint form; check their website or call to request it

Step 4: Escrow Rent if Repairs Aren’t Made (Official Form)

If the landlord fails to address major repair issues after written notice, Ohio law allows you to pay your rent into an escrow account held by the local municipal or county court instead of the landlord.

• Form Name: Rent Escrow Application (no state-standard number, varies by court)
• When & How It’s Used: For unresolved essential repairs, submit this form to your local municipal court or county court with copies of your written notice and proof the landlord received it.
• Official Example (Franklin County): Franklin County Municipal Court Rent Escrow Information

By following this step, your rent is protected and the landlord must respond before accessing the funds.

Step 5: Seek Help from the Ohio Civil Rights Commission (OCRC) for Discrimination

If you believe you’re experiencing discrimination (e.g., based on race, disability, family status), you can file a complaint with the state’s fair housing agency:

• Form Name: Housing Discrimination Intake Form
• When & How It’s Used: Fill out and submit if your landlord is treating you unfairly because of a protected characteristic.
• OCRC housing discrimination complaint information and forms

The Official Tribunal: Ohio Municipal or County Court

Landlord-tenant disputes that cannot be resolved through local agencies may be heard at your county’s Municipal or County Court. Find your court with the Ohio Attorney General’s court directory.

FAQ: Common Questions from Ohio Renters

1. What evidence should I provide when making a complaint?
   Save all correspondence with your landlord, take clear photos of issues, and keep receipts or repair requests as documentation.
2. Can I withhold rent if my landlord ignores repairs?
   No, but you may pay rent into a court rent escrow account after following official procedures. Never stop paying rent without following the law.
3. How long must my landlord fix serious problems?
   Ohio law generally gives landlords a "reasonable time"—often 30 days, but faster for emergencies like lack of water or heat.
4. Where do I get the official forms?
   Most forms are found through your municipal or county court’s website or the agency handling your complaint, such as the Ohio Civil Rights Commission for discrimination complaints.
5. What laws protect renters in Ohio?
   The primary law is Ohio Revised Code Chapter 5321.

Conclusion: Key Takeaways for Ohio Renters

• Document all problems and give your landlord written notice before making a complaint
• Use official forms for rent escrow or discrimination claims—never withhold rent without court approval
• Ohio law, backed by local agencies and courts, protects renters and provides clear complaint processes

Following official steps and knowing your rights give you the best chance for a fair resolution with your landlord.

Need Help? Resources for Renters

• Ohio Revised Code Chapter 5321 (Landlord Tenant Law)
• Municipal and County Courts Directory – Ohio AG
• Ohio Civil Rights Commission Housing Complaints
• Local Health and Code Enforcement (Ohio Department of Health List)
• Ohio Legal Help – Landlord Tenant Resources

---

1. Ohio Revised Code Chapter 5321
2. Franklin County Municipal Court Rent Escrow Information
3. Ohio Department of Health Local Agencies Directory
4. Ohio Civil Rights Commission – File a Housing Discrimination Complaint

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations