Ohio Landlord Repair Deadlines: Your Rights Explained

If you're renting a home or apartment in Ohio and your place needs repairs, you might wonder how quickly your landlord is required by law to fix the problem. Ohio law gives renters specific rights regarding maintenance and habitability, with firm timelines for certain repairs. Understanding these rules helps you protect your health, safety, and home comfort.

Ohio's Laws on Landlord Repairs

Under the Ohio Revised Code Chapter 5321: Landlord and Tenant, landlords in Ohio are required to keep rental properties safe, sanitary, and in good repair. This includes:

• Supplying running water, heat, and electricity
• Maintaining structural elements like roofs, floors, and walls
• Addressing infestations of insects or rodents
• Making sure all facilities and appliances supplied in the lease stay in working order

Your landlord has a legal duty to address any issues that affect your health or safety promptly.

How Long Does a Landlord Have to Fix Repairs in Ohio?

Ohio law requires landlords to repair conditions that affect health or safety within 30 days after receiving written notice from the renter. For urgent issues—like no heat in winter, a gas leak, or no running water—repairs should happen as quickly as possible, sometimes even sooner than 30 days¹. However, the official 30-day rule begins once you provide written notice.

What Qualifies as "Written Notice"?

Written notice can be as simple as a letter or an official form delivered to your landlord explaining the problem and requesting repairs. Always keep a copy for your records.

How to Request Repairs Officially

If your landlord isn’t responding to calls or texts, put your request in writing. Here’s how to do it:

• Write a detailed letter or use the Notice to Landlord of Failed Obligations (Ohio Revised Code 5321.07)
• Deliver it by certified mail or another method that gives you proof of delivery
• Keep a copy for your records

Relevant Official Form: Notice to Landlord of Failed Obligations

• Form Name: Notice to Landlord of Failed Obligations (no official state form number, but may be called a "Notice of Intent to Escrow Rent")
• When to Use: Use this form when your landlord hasn't made necessary repairs affecting health or safety, and you want to give them formal notice. For example, your heat is out in December, and the landlord has not fixed it after your calls.
• Where to Find: Download a sample template from the Ohio Supreme Court Forms or your local municipal court's website. Always check for your local court’s preferred version.

What if Repairs Aren’t Made in 30 Days?

If your landlord does not make the repairs within 30 days (or sooner for emergencies), Ohio law allows you to:

• Deposit your rent with the Clerk of Courts (known as "rent escrow")
• Request the court order your landlord to fix the problem
• Request a rent reduction (in certain situations)
• Terminate your lease and move out if major issues remain unresolved

The rent escrow process is managed by your local Municipal or County Court. The Ohio Attorney General’s Landlord-Tenant Law guide provides step-by-step guidance.

For your strongest protection, always send repair notices by certified mail, and never withhold rent without following the legal rent escrow procedure with the court.

Who Handles Rental Disputes in Ohio?

In Ohio, the Municipal or County Court is where tenants can file rent escrow applications or other repair-related disputes. These courts enforce Ohio's rental laws under the Ohio Revised Code Chapter 5321.

Summary: Timelines and Steps to Remember

• Landlord repairs must be completed within 30 days after written notice
• For urgent health/safety problems, repair must happen "as soon as possible"
• If not fixed in time, renters can file for rent escrow at the local court

FAQ: Ohio Landlord Repair Timelines

1. How do I officially notify my landlord about a repair?
   Write a letter or use the "Notice to Landlord of Failed Obligations," then deliver it by certified mail. Keep a copy for yourself.
2. What if my landlord ignores requests for urgent repairs?
   If it’s an emergency, landlords must act fast, often much sooner than 30 days. If they refuse, contact your local court about rent escrow.
3. Can I stop paying rent if repairs aren’t made?
   No, you must pay rent into an escrow account at your local court—not directly to the landlord—if repairs aren't done by the deadline.
4. Does this apply to all rentals in Ohio?
   Generally yes, but special rules may apply to subsidized housing or mobile homes. Always check your rental agreement and local laws.
5. Are there specific forms for the rent escrow process?
   Yes—each Municipal or County Court has an "Application to Deposit Rent with Clerk of Courts." Contact your local court for the official form.

Need Help? Resources for Renters

• Ohio Attorney General: Landlord-Tenant Rights Booklet
• Sample Court Forms: Ohio Supreme Court (Civil Procedure)
• Ohio State Bar Association: Rent Escrow Information
• Find Your Local Municipal or County Court (official rent escrow offices)

---

1. Ohio landlord repair rules: Ohio Revised Code Section 5321.04 – Landlord Obligations
2. Rent escrow and maintenance: Ohio Revised Code Section 5321.07 – Failure of Landlord to Remedy Conditions
3. Official court info: Ohio Municipal Courts Directory

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