Ohio Tenant Rights During Building Repairs

If you're a renter in Ohio, you may experience scheduled or emergency repairs in your building. This guide explains your rights and what steps to take if repairs disrupt your daily life or quiet enjoyment. Knowing the protections granted to tenants under Ohio law can help you stay safe and ensure your landlord fulfills their legal obligations.

Your Rights and Protections During Building Repairs in Ohio

Ohio law sets clear rules that protect tenants when landlords undertake repairs—whether they're planned upgrades or urgent fixes after an emergency.

Notice Requirements for Repairs

Landlords generally must give at least 24 hours' notice before entering a rental unit to make repairs, unless there's an emergency. Notices should state:

• The date and approximate time of entry
• The purpose for entering (such as maintenance or safety checks)

Landlords can enter your unit without notice only in emergencies—for example, to stop water leaks or respond to fire hazards.

Your Right to a Habitable Home

Ohio's Ohio Revised Code Chapter 5321 - Landlord-Tenant Law requires landlords to provide a safe, sanitary, and livable home. If repairs make your home uninhabitable (for instance, if there is no heat in winter or no running water), you have specific protections.

• You may be entitled to a rent reduction or to pay rent into escrow until repairs are made. See the "Rent Escrow" process below.
• If repairs force you to temporarily leave, you generally are not required to pay rent for time you cannot live in your home.

Rent Escrow Process (Form and Action Steps)

If your landlord fails to make important repairs after you've notified them in writing, you can pay your rent to the local municipal or county court using the Rent Escrow Application (No official state form, handled at local courts).

• When to use: If repairs affecting health or safety are not made within a reasonable time (typically 30 days, or sooner for emergencies) after written notice.
• How to use: File an application at your county/municipal court and pay rent into an escrow account held by the court.
• Example: A renter without heat in December gives written notice to the landlord and files a rent escrow application after two weeks of no repairs.
• Official source: Find your local Ohio municipal or county court

Temporary Relocation and Costs

Ohio law does not require landlords to pay for your relocation during repairs, but if your unit is uninhabitable, you may not have to pay rent for those days. If you move out temporarily, communicate in writing with your landlord. Keep records for possible reimbursement or rent abatement.

How to Give Legal Notice to Your Landlord

To protect your rights, always notify your landlord in writing about repair needs. You can use a simple letter or email—include the date, details of the issue, and your request for repairs. Keep a copy for your records.

Filing a Complaint with Local Health or Building Officials

If the landlord does not address health or safety violations, you can contact your local health department or code enforcement office. Provide copies of your written notices and any photos of the issue. See the Ohio Department of Health's Healthy Homes information for guidance.

Ohio’s Main Tenant-Landlord Tribunal

Residential tenancy disputes in Ohio are handled by your local municipal or county court, which also manages rent escrow applications and hearings for habitability cases.

Frequently Asked Questions

1. How much notice does my landlord need to give before making repairs?
   Landlords must provide at least 24 hours’ written notice unless there is an emergency requiring immediate entry.
2. What if repairs make my apartment unlivable?
   If your rental becomes unsafe or uninhabitable, you may have the right to a rent reduction or to pay rent into an escrow account with the court until repairs are complete.
3. Can my landlord make me move out for repairs?
   Landlords generally cannot force you out unless the repairs make the unit uninhabitable. In such rare cases, you should not have to pay rent for the time you are not living there.
4. Do I use a specific form to start rent escrow?
   Rent escrow is handled at your local court, which will have its own simple application process. Contact your nearest municipal or county court for instructions.
5. Who do I contact if my landlord is not making urgent repairs?
   You can file a complaint with your local health department or code enforcement, and also file for rent escrow at your court.

Key Takeaways for Renters

• Ohio law requires landlords to maintain safe, livable rentals—even during building repairs.
• Written notice and documentation protect your rights if repairs disrupt your home.
• Know that municipal or county courts and local health departments are there to help with unresolved issues.

Need Help? Resources for Renters

• Ohio Revised Code Chapter 5321 – Landlord-Tenant Law
• Find your local Ohio municipal or county court (tribunal for tenancy disputes and rent escrow)
• Ohio Department of Health – Healthy Homes
• Locate your local health department for code complaints

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1. Citations: Ohio Revised Code Chapter 5321 – Landlord-Tenant Law
2. Court finder: Local Ohio municipal and county courts
3. Forms/process: Rent Escrow Applications via local courts
4. Health/safety resources: Ohio Department of Health

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