Ohio Renters: Demanding Repairs Before Move-In

Moving into a new rental home in Ohio should be an exciting and stress-free experience. However, if you notice issues like broken appliances, leaks, or safety hazards during your pre-move-in walk-through, it's important to address them before accepting the keys. This article explains how renters in Ohio can demand repairs from landlords before move-in, what your rights are, and the steps you can take for a safe start to your tenancy.

Your Right to a Habitable Rental in Ohio

Under the Ohio Revised Code Chapter 5321 – Landlords and Tenants, landlords must keep the rental unit in a safe and livable condition. This means making sure it meets health and safety codes before you move in, and addressing any major issues you spot during your inspection before you officially occupy the property.^[1]

How to Request Repairs Before You Move In

If you find maintenance problems or code violations during your initial inspection, it's best to request repairs in writing. This provides evidence of your concerns and helps set clear expectations with your landlord. Below are practical steps to take:

1. Inspect the Unit Thoroughly

• Walk through every room before signing your lease or accepting the keys
• Check for leaks, broken fixtures, missing smoke detectors, or other concerns
• Make a list of damages or needed repairs

2. Use the Ohio Move-In/Move-Out Checklist (Sample Form)

Although Ohio does not require a standardized state move-in inspection form, many renters use a Move-In/Move-Out Checklist as documentation. This checklist records the condition of the property and highlights any needed repairs.

• Form: Move-In/Move-Out Checklist (sample template)
• When to Use: Complete this form with your landlord present before you move in. Both you and your landlord should sign it. Note all issues, from minor scuffs to major repairs.
• Where to Find: While not an official state-issued document, sample checklists and guidance are provided by the Ohio Department of Commerce – Division of Real Estate & Professional Licensing.

3. Make a Written Repair Request

• Draft a short letter or email listing all needed repairs before move-in.
• Include the address, specifics about each issue, and a deadline for completion.
• Keep a copy of your communication for your records.

There is no standard government "repair request" form in Ohio, so your documentation can be simple as long as it’s clear and written.

4. Wait for Landlord Response and Remedies

• Reasonable repairs should be addressed before your move-in date.
• If major issues are not resolved, you may negotiate a delayed move-in or request that your lease not begin until the problems are fixed.
• If the landlord refuses to act, you may consider contacting local code enforcement or housing authorities before moving in.

Ohio Resources for Maintenance and Housing Code Issues

If repairs aren't completed and pose a safety or health risk, renters can contact:

• Ohio Division of Real Estate & Professional Licensing: Offers general guidance on landlord and tenant rights.
• Your local housing or code enforcement office: Investigates unresolved habitability complaints.

More information can be found in the official landlord responsibilities under ORC 5321.04.^[2]

Steps to Demand Repairs Before Move-In: Quick Summary

• Inspect the home with a checklist.
• Write your repair request to the landlord.
• Keep copies and photos as evidence.
• Allow reasonable time for landlord response.

Who Handles Rental Disputes in Ohio?

If you can't reach an agreement, disputes over repairs or habitability before move-in may ultimately be handled by your local Municipal or County Court, which oversees residential tenancy matters, including deposit disputes and failure to repair.^[3]

Frequently Asked Questions

1. Can I refuse to move in if repairs aren’t made?
   If significant repairs or health/safety violations are not addressed, you may delay signing the lease or accepting keys until the unit is habitable. Document your concerns and communicate clearly in writing.
2. Is there a standard form for requesting repairs before move-in?
   No, Ohio does not provide a government-issued form. Use a Move-In Checklist and a written letter or email to request repairs.
3. Does the landlord have a deadline to complete repairs?
   The law requires repairs within a “reasonable time,” but you can suggest a deadline in your written request. Urgent health and safety issues should be prioritized.
4. What if my landlord disagrees with my inspection report?
   Sign and date the checklist with specifics. If you disagree, keep photos and detailed records, and seek help from local code enforcement if necessary.
5. Who do I contact if I need more help?
   Contact your local code enforcement office or the Ohio Division of Real Estate & Professional Licensing for further assistance.

Key Takeaways for Ohio Renters

• You have the right to a safe, livable rental before move-in under Ohio law
• Inspect, communicate, and document all pre-move-in issues in writing
• If repairs are not addressed, seek help from local housing authorities or Ohio agencies

Need Help? Resources for Renters

• Ohio Division of Real Estate & Professional Licensing: Landlord/Tenant Resources
• Ohio Municipal and County Courts Directory
• Ohio State Bar Association: Landlord & Tenant FAQs
• Ohio Department of Health: Healthy Homes Program

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1. Ohio Revised Code Chapter 5321 – Landlords and Tenants: View Ohio Landlord-Tenant Law
2. Ohio Revised Code Section 5321.04 – Landlord Obligations: Duties of Landlord (Ohio Law)
3. Ohio Supreme Court: Courts of Common Pleas (handles residential disputes): Find Your Local Court

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