Ohio Renter Rights: Laws, Evictions & Protections Explained

Ohio renters deserve safe, fair, and habitable housing. Whether you’re concerned about maintenance, facing a rent increase, or have been served an eviction notice, understanding your rights under Ohio law is key to protecting your home and peace of mind.

Overview of Renter Rights in Ohio

Ohio tenant rights are governed by state law—the Ohio Revised Code Chapter 5321 – Landlords and Tenants. This law sets out both your rights and obligations, as well as those of your landlord.

What Landlords Are Responsible For

• Making all repairs to keep your rental unit habitable and safe
• Keeping common areas (like hallways, stairs) clean and in good condition
• Supplying running water, reasonable amounts of hot water, and heat (unless you’re responsible for utilities in your lease)
• Following local health and safety codes

Landlords cannot retaliate against you for reporting health and safety violations or joining a tenant union.

Renter Rights and Responsibilities

• Pay rent on time and as agreed in your lease
• Keep the rental clean and undamaged, except for normal wear and tear
• Not disturb neighbors or allow guests to do so

If you have problems with maintenance, you should notify your landlord in writing and keep a copy for your records.

Rent Increases and Security Deposits

Ohio law does not limit how much a landlord can increase rent, but increases must follow these rules:

• Rent increases can only happen at the end of a lease term unless your lease says otherwise
• You must get at least 30 days' written notice before a rent increase on a month-to-month lease

Security deposits are allowed, but if your deposit is more than $50 or one month’s rent, your landlord must pay you 5% annual interest on the amount above that, after at least 6 months of tenancy. Deposits must be refunded within 30 days of moving out, minus any lawful deductions, and accompanied by an itemized list if amounts are withheld.

Eviction Rules and Protections

Landlords can only evict you through a court process. Valid reasons include not paying rent, lease violations, or remaining after the lease ends. The process involves:

• 3-Day Notice to Leave Premises: Must be delivered in writing before filing an eviction with the court
• Eviction Lawsuit: If you don’t move out, the landlord files with the local municipal or county court
• Hearing and Decision: You have the right to attend and present your case

It’s illegal for landlords to lock you out, shut off utilities, or remove your belongings without a court order.

Key Official Forms for Ohio Renters

• 3-Day Notice to Leave Premises
  When Used: If a landlord wants to begin eviction, they must first serve this form. For example, if you are late on rent, your landlord may deliver this notice.
  Sample 3-Day Notice form (Supreme Court of Ohio)
• Answer/Counterclaim (Eviction) (Form A)
  When Used: If you are served with an eviction lawsuit, you can file this form in response. For instance, to contest the landlord’s claims or explain your side.
  Official Answer Form – Civil (Supreme Court of Ohio)
• Request for Return of Security Deposit
  When Used: Used to formally request your security deposit back after moving out, such as if your landlord doesn’t return the deposit within 30 days.
  Security Deposit Demand Letter – Template

Tip: Always keep signed copies of notices and forms for your records, as these may help you if a dispute arises.

Which Tribunal Handles Rental Disputes in Ohio?

Evictions and most rental disputes in Ohio are handled by your local municipal or county court. Check the court serving your area for specific filing instructions and timelines.

Your Rights Under Ohio's Tenancy Law

All tenant rights and rules are described in Ohio Revised Code Chapter 5321 (Landlord and Tenant Law). Always refer to the latest version for detailed requirements and protections.

FAQ: Common Renter Rights Questions in Ohio

1. Can my landlord increase my rent without notice?
   No, Ohio landlords must provide at least 30 days’ written notice before any rent increase takes effect on a month-to-month lease.
2. How quickly must a landlord return my security deposit?
   In Ohio, landlords must return your security deposit within 30 days of move-out, along with an itemized statement of any deductions.
3. What can I do if my landlord refuses to make repairs?
   After written notice, you may have the right to deposit rent with the court or terminate your lease. Always follow the process outlined in Ohio law.
4. Is my landlord allowed to enter my rental without notice?
   Landlords in Ohio generally must provide at least 24 hours’ notice and can only enter at reasonable times, unless it’s an emergency.

Key Takeaways for Ohio Renters

• Landlords must keep units safe and promptly make repairs; renters must pay rent and maintain the property
• Evictions require a three-day written notice and a court process—lockouts and utility shutoffs are illegal
• Security deposits must be refunded within 30 days, with written explanations of any deductions

Knowing and using your rights helps protect your home and financial security.

Need Help? Resources for Ohio Renters

• Ohio Attorney General – Tenant & Consumer Resources
• Find Your Local Municipal or County Court (for eviction and complaint processes)
• Ohio Landlord-Tenant Act (Official Legislation)
• Ohio Legal Help – Housing Resources

---

1. Ohio Revised Code Chapter 5321 – Landlords and Tenants: View full legislation
2. Supreme Court of Ohio – Municipal & County Courts: Find your local tribunal
3. Ohio Attorney General – Rental Rights and Security Deposit: Official rental resources
4. Ohio Legal Help – Security Deposit Letter: Request your security deposit

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