Ohio Lease Renewal Rules for Landlords and Renters

If you’re renting a home or apartment in Ohio, it’s important to understand what happens when your lease term is ending and whether your landlord can refuse to renew. Lease renewals—and your rights during this time—are governed by Ohio's landlord-tenant law (Ohio Revised Code Chapter 5321). This article covers everything you need to know about non-renewal, proper notice, protections from discrimination, and your options if your lease is not renewed.

Can a Landlord Refuse to Renew a Lease in Ohio?

In Ohio, landlords generally can choose not to renew a fixed-term lease once it ends, as long as they follow state laws and give proper notice. However, their decision cannot be based on discrimination or retaliation.

• No-cause non-renewal: Landlords do not have to give a reason if they decide not to renew a lease, unless a lease or local law states otherwise.
• Notice required: For month-to-month rentals, Ohio law requires landlords to give at least 30 days written notice before ending your tenancy (Ohio Revised Code 5321.17).
• No immediate or mid-lease termination: Without cause, a landlord cannot break a fixed-term lease before it expires.

Landlords cannot refuse renewal for reasons banned by law, including discrimination or as punishment for you exercising your legal rights.

When Is a Landlord Not Allowed to Refuse Renewal?

• Discrimination is illegal: It’s unlawful for a landlord to refuse renewal based on race, color, religion, sex, disability, national origin, or other protected categories under the federal Fair Housing Act and Ohio's anti-discrimination statute.
• Retaliation is prohibited: Landlords cannot refuse renewal to "get back" at you for requesting repairs, reporting code violations, or asserting your tenant rights (Ohio Revised Code 5321.02).

If you believe non-renewal is discriminatory or retaliatory, you may have grounds to challenge the landlord's actions.

Notice Requirements and Official Forms

Most Ohio landlords use a simple written notice to communicate non-renewal. While the state doesn't provide a special court form for non-renewal, here are common documents and how to use them:

• 30-Day Notice to Terminate Tenancy: Used by landlords to end a month-to-month rental. You should receive this at least 30 days before your lease ends.
• Notice of Intent to Vacate: As a renter, you can also give your landlord a required 30 days’ written notice if you plan to move out of a month-to-month lease.

If you are refusing to leave or the landlord tries to evict you without following these steps, the court process starts with an Eviction Complaint (form provided by local Municipal or County Courts). Find official forms and instructions at the Ohio Supreme Court's eviction forms portal.

• Ohio Eviction Complaint Forms and Instructions

Practical renter tip: Always request any non-renewal notice or communications in writing and keep a copy for your records.

Who Handles Rental Disputes in Ohio?

If issues arise, eviction and tenancy disputes are heard by your local Municipal or County Court (not a statewide board). Check your county’s housing court division for rental cases.

Your Options If the Lease Is Not Renewed

If your landlord refuses to renew your lease with proper notice, you typically need to move out by the end date, or the landlord can file for eviction. If you suspect unlawful reasons, there are steps you can take.

• Request the landlord’s reason for non-renewal (in writing).
• Document and collect any evidence showing discrimination or retaliation.
• File a complaint with the U.S. Department of Housing and Urban Development (HUD) for fair housing violations.
• Get legal assistance or contact your local legal aid office or housing court for advice.

FAQ: Lease Non-Renewal in Ohio

1. Can a landlord refuse to renew my lease without giving a reason?
   Yes, for most fixed-term and month-to-month leases, unless discrimination or retaliation is involved.
2. What is the required notice period for non-renewal?
   Landlords must provide at least 30 days' written notice for month-to-month rentals; review your lease for fixed-term requirements.
3. What if I believe I was not renewed for a discriminatory reason?
   You can file a complaint with HUD or the Ohio Civil Rights Commission and may want to gather evidence or seek legal advice.
4. Do I have to move out right away after receiving a non-renewal?
   No, but you must move by the date in the notice or lease. If you stay past that date, eviction proceedings may begin.
5. Can I negotiate a lease renewal or extension?
   Yes, you can always ask your landlord, but they are not required to agree unless your lease or local rules say otherwise.

Conclusion: Key Takeaways

• Landlords in Ohio can usually refuse to renew a lease with proper written notice, except for reasons prohibited by law.
• If you believe the non-renewal is unlawful, you have options for making a formal complaint or seeking legal support.
• Be proactive: document communications and act promptly when you receive a non-renewal notice.

Need Help? Resources for Renters

• List of Ohio Housing and Municipal Courts (PDF) – Find your local court
• Ohio Legal Help – Free legal information and guidance on renting
• HUD Complaint Process – How to report housing discrimination
• Ohio Civil Rights Commission – State resource for discrimination complaints
• Ohio Revised Code Chapter 5321 – Full landlord-tenant law

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1. Ohio Revised Code Chapter 5321 – Landlords and Tenants
2. Ohio Revised Code 5321.17 – Termination notices
3. Ohio Revised Code 5321.02 – Retaliatory conduct
4. Fair Housing Act (federal)
5. Ohio Revised Code 4112.02 – Discriminatory practices
6. Ohio Supreme Court – Eviction Forms
7. Ohio Courts Locator

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