Required Disclosures in Ohio Residential Leases

Renting a home in Ohio comes with important legal protections—but also responsibilities. If you’re a renter signing a new residential lease or renewing an existing agreement, it’s crucial to know which disclosures your landlord must provide by law. Ohio requires landlords to give renters certain key information to help make rental agreements clear, transparent, and fair.

What Are Landlord Disclosures in Ohio Rentals?

Disclosures are information that a landlord is legally required to give to tenants before or at the beginning of a residential lease. These rules are designed to protect renters from hidden issues, clarify safety matters, and support fair rental practices.

Ohio’s Required Residential Lease Disclosures

Under the Ohio Landlord-Tenant Act (Ohio Revised Code, Chapter 5321), landlords must give tenants several important disclosures. Compliance with these rules helps protect both parties if disputes arise.^[1]

1. Owner/Agent Identity Disclosure

• What it means: Landlords must provide the name and address of the owner and any authorized agents (like a property manager) in writing, either in the lease or posted on the property.
• Purpose: You need to know who to contact for repairs, questions, or legal notices.
• When it's used: This information must be provided at the start of your lease and whenever ownership or management changes.

2. Lead-Based Paint Disclosure (for Properties Built Before 1978)

• What it means: If you are renting a unit built before 1978, landlords must disclose known lead-based paint or hazards.
• Form required: Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards
• How to use it: Before signing a lease, the landlord provides this form and an EPA pamphlet. Carefully review and keep a copy for your records.

3. Federal Military Air Installation Disclosure (If Applicable)

• What it means: If the property is located near a military air installation, an additional disclosure may be required about potential noise or safety impacts (Ohio Revised Code 5321.07).

4. Notice of Landlord’s Intent to Enter

• Landlords must provide at least 24-hours’ notice (unless it's an emergency) before entering your rental for repairs or inspections.
• While not a "disclosure" at lease signing, this right must be respected during your tenancy under Ohio law.

5. Bedbug Disclosure (If Known)

• Although not mandated statewide, some Ohio cities require landlords to disclose known infestations or previous treatment for bedbugs. This is to help protect health and safety.

Most disclosures should be included in your written lease agreement. Always keep copies of any forms or disclosures your landlord provides.

What If Disclosures Are Not Provided?

If your landlord fails to provide required disclosures, you may have the right to:

• Request missing disclosures in writing
• File a complaint with your local housing authority or the appropriate court
• Seek remedies through the judicial system under Ohio tenant law

In some cases, a landlord’s failure to comply could impact their ability to enforce certain lease terms or take action against you.

Relevant Forms and How to Use Them

• Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards
  • When to use: Required for any rental built before 1978 at the time you sign or renew your lease.
  • Official EPA Lead-Based Paint Disclosure Form (PDF)
  • Practical example: If your apartment building is from 1970, the landlord hands you this form and the EPA pamphlet to sign before you move in.

Ohio Tribunal for Residential Tenancies

In Ohio, issues involving landlord-tenant disputes are typically handled through local Municipal Courts or County Courts. For more information or to file a dispute, visit the Supreme Court of Ohio and search for your local court's tenant resources section.

FAQ: Common Questions About Lease Disclosures in Ohio

1. What if my landlord didn’t tell me who the property owner is?
   Ohio law requires this disclosure. Politely request it in writing. If your landlord refuses, you may file a complaint in your local court or consult tenant resources.
2. Do all tenants need to receive a lead paint disclosure?
   Only if the rental unit was built before 1978. In those cases, landlords must provide this federal disclosure before the lease is signed.
3. Is bedbug disclosure required statewide in Ohio?
   Not statewide, but some cities may require it. Check your city or county housing codes for local rules.
4. What should I do if the landlord enters my apartment without notice?
   Ohio requires 24-hour notice for non-emergency entry. Calmly address this with your landlord, and document any unwarranted entries. If repeated, you may contact local authorities.
5. Where can I go if I need help understanding my lease?
   Contact your local legal aid office or the Ohio Legal Help portal.

Key Takeaways for Ohio Renters

• Ohio landlords must provide the owner/agent identity and a lead paint disclosure (if applicable).
• Disclosures are designed to keep you informed, safe, and aware of your rights.
• Always ask for missing forms in writing and keep a copy for your protection.

Understanding these key disclosures can help you avoid surprises and create a positive rental experience.

Need Help? Resources for Renters

• Supreme Court of Ohio: Find your local court
• Ohio Legal Help: Landlord-Tenant Information
• EPA Lead-Based Paint Disclosure Guidance
• Ohio Landlord-Tenant Act
• For city-specific rules (like bedbug disclosure), check with your city's health or housing department.

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1. Ohio Revised Code, Chapter 5321 – Ohio Landlord-Tenant Act
2. U.S. EPA Lead Disclosure Rule – Lead-Based Paint Real Estate Disclosure
3. Ohio Legal Help – Ohio Tenant Rights
4. Supreme Court of Ohio – Municipal and County Court Lookup

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