Ohio Renters: Who Pays for Accessibility Modifications?

Accessibility and disability accommodations matter deeply for many Ohio renters. If you or a loved one need changes to your rental housing to make it accessible, you might wonder—who pays for accessibility modifications in Ohio rentals? This guide will walk you through your rights, responsibilities, and the procedures set by Ohio law, using clear language and official sources.

Your Rights under Fair Housing Laws in Ohio

Federal and Ohio laws protect the rights of renters with disabilities. Under the federal Fair Housing Act and Ohio Revised Code Section 4112.02, landlords must allow reasonable modifications and accommodations so renters with disabilities have equal access to housing.

• Reasonable Accommodation: Changes to rules, policies, or services (e.g., allowing a service animal).
• Reasonable Modification: Physical changes to the property (e.g., installing grab bars or a ramp).

Renters with disabilities have the right to request these modifications, but who covers the cost depends on the situation.

Who Pays for Accessibility Modifications?

Generally, the renter is responsible for paying for the cost of physical modifications in most Ohio rental housing, unless the property receives federal assistance. However:

• For unsubsidized private rentals: Tenants usually pay for modifications. Landlords can require modifications to be done professionally and—if reasonable—ask for the unit to be returned to its original condition at move-out.
• For federally funded housing (such as HUD-subsidized properties): The landlord may be required to pay for accessibility changes if related to accessibility standards or compliance. Specific rules apply depending on the program. See more via HUD’s guidance on reasonable modifications.

It's important to always make your request in writing and keep records of communication with your landlord.

Requesting Modifications: The Process and Forms

There is no standardized statewide application form, but Ohio tenants can use a Reasonable Modification Request letter or form. Some local housing authorities or organizations provide sample forms, but you should always submit your request in writing. Include details about the needed modification and, if possible, a health professional’s verification (unless the need is obvious).

Example Form: Reasonable Accommodation or Modification Request

• Form Name: Reasonable Accommodation/Modification Request
• When to Use: When requesting any physical change or adjustment to your rental due to a disability. For example, you ask to install a ramp for wheelchair access. Download the HUD Reasonable Modifications form (PDF).

Note: If your rental is managed by a public housing authority or receives federal funds, you may need to use their specific form. Contact your local Ohio Housing Finance Agency for details.

Key Renter Steps: How to Request a Modification

• Write a letter or use a formal request form.
• Describe the needed modification clearly and explain how it relates to your disability.
• Provide documentation if required (from a healthcare professional, if not obvious).
• Wait for your landlord’s response. Landlords must respond promptly and cannot deny reasonable requests without valid grounds.
• Discuss restoration: Landlords may require a “restoration agreement” for unsubsidized rentals, meaning you’d pay to return the unit to its original state when moving out.

What Ohio Law Says (with Official Sources)

The main laws protecting tenants seeking accessibility modifications include:

• Ohio Revised Code Section 4112.02 (Unlawful discriminatory practices in housing)
• Federal Fair Housing Act

If you and your landlord disagree about modifications, enforcement is handled by the Ohio Civil Rights Commission, Ohio’s official authority for tenancy discrimination complaints.

FAQ: Ohio Accessibility Modifications for Renters

1. Can my landlord refuse my modification request?
   If the modification is reasonable and related to your disability, landlords cannot refuse. However, they may ask for reasonable documentation and for the unit to be restored when you move out.
2. Do I have to hire a licensed professional to make modifications?
   Landlords can require that any modifications are completed safely and by qualified professionals, especially for structural changes.
3. Can my landlord increase my security deposit for a modification?
   Landlords may ask for a "restoration deposit" to cover the cost of returning the unit to its original state, but not simply because you requested a modification.
4. What if my landlord ignores my request?
   You can file a complaint with the Ohio Civil Rights Commission or the U.S. Department of Housing and Urban Development. See action steps above and the Resources section.
5. Are modifications always allowed in any kind of rental?
   As long as the request is reasonable, all landlords must consider modifications, but rules differ for federally subsidized housing. Check with your local housing authority if unsure.

Conclusion: Key Takeaways for Renters

• You have the right to request accessibility modifications under Ohio and federal law.
• In most Ohio rentals, tenants pay for modifications, except sometimes in subsidized housing.
• Always make requests in writing and know you can file a complaint if your rights are denied.

Understanding these steps helps you advocate for safe and accessible housing.

Need Help? Resources for Renters

• Ohio Civil Rights Commission – File housing discrimination complaints, get information on tenant rights.
• Ohio Legal Help – Free legal information and assistance with housing issues.
• Ohio Housing Finance Agency – Find local public housing authorities and other affordable housing programs.
• HUD Fair Housing Discrimination Complaint Form – To submit a federal fair housing complaint online.

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1. Ohio Revised Code Section 4112.02: Housing Discrimination
2. Federal Fair Housing Act Overview
3. Ohio Civil Rights Commission: Housing Discrimination Enforcement
4. HUD Reasonable Modification Guidance and Sample Form

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