What to Do if Your Landlord Breaks the Lease in Ohio

If you rent your home in Ohio and your landlord does not follow the terms of your lease or violates Ohio tenant laws, you have rights and legal steps you can take. Understanding the actions available to you can help protect your housing and make sure you’re treated fairly under the law. In this article, you’ll learn how Ohio’s tenant protections apply when a landlord breaks the lease.

Understanding Landlord Lease Violations in Ohio

Under Ohio law, both landlords and tenants must follow the lease agreement and the state’s landlord-tenant act. Examples of a landlord breaking the lease can include:

• Entering your unit without proper notice (except for emergencies)
• Failing to make necessary repairs or maintain the property in a safe, livable condition
• Attempting to evict you without following the correct legal process
• Raising the rent or changing rules before the lease period ends

Ohio’s main landlord-tenant law is the Ohio Revised Code Chapter 5321: Landlords and Tenants^[1].

What Should You Do if Your Landlord Breaks the Lease?

Before taking action, it’s important to gather evidence and understand your rights. Here are the main steps to follow if you believe your landlord has violated your lease or the law in Ohio:

1. Document Everything

• Keep written records of any communication with your landlord.
• Save copies of your lease, receipts, and notices.
• Take photos or videos of the issue if your landlord is failing to make repairs or maintain the property.

2. Notify Your Landlord in Writing

• Ohio law usually requires renters to give written notice to the landlord about problems before you can take further action.
• Use the “Notice to Landlord to Remedy Conditions” letter (see official template). This letter lets your landlord know about any unresolved issues and gives them a deadline to fix the problem (typically 30 days).

3. File a Rent Escrow Application (If Repairs Are Not Made)

• If repairs still are not made after proper written notice, you can pay your rent into “escrow” at your local municipal or county court instead of to your landlord.
• This is known as a Rent Escrow Application (see instructions and forms).
• To file, bring your notice to landlord and the rent payment to the court clerk. The court will hold the funds until the issue is resolved.

4. Consider Filing a Complaint or Taking Legal Action

• If your landlord still doesn’t resolve the problem, contact the appropriate local housing agency, or file a complaint in Ohio Municipal or County Court (which handles residential tenancy issues).
• For certain issues, you may be able to seek damages or ask the court to order the landlord to comply with the lease.

If you’re unsure about the process, free and low-cost legal help is available for renters across Ohio.

Key Official Forms for Ohio Renters

• Notice to Landlord to Remedy Conditions (No official form number): Used to formally notify your landlord of unresolved problems, such as repairs or lease violations.
  Download the official template.
• Rent Escrow Application (No official form number): Use this form to pay your rent into court if your landlord does not fix the issue after receiving written notice.
  Rent escrow instructions and forms.

Where to File or Seek Help

Ohio’s municipal and county courts are responsible for hearing landlord-tenant disputes, including rent escrow and eviction matters. Confirm your local court’s requirements, as forms and procedures can vary by county.

Quick Summary of Process

• Document your issue and lease violation
• Send a written notice to your landlord and keep proof
• If the issue is not fixed after notice, file for rent escrow at your court
• Contact the court or a legal aid service for help if needed

FAQs for Ohio Renters Facing a Lease Violation

1. What should I do first if my landlord breaks the lease in Ohio? — Start by documenting the issue and sending a written notice to your landlord describing the problem and giving them a reasonable time (usually 30 days) to fix it.
2. Can I withhold rent if my landlord isn’t making repairs? — No, Ohio law requires you to use rent escrow with the court rather than withholding rent directly. Improperly withholding rent could subject you to eviction.
3. How do I file a rent escrow with my local court? — Bring your written notice to the landlord, proof of delivery, and your full rent payment to the clerk of your municipal or county court. Complete the rent escrow application form and follow court instructions.
4. Who hears tenant-landlord disputes in Ohio? — Your local municipal or county court is the official tribunal for residential tenancies in Ohio.
5. Where can I get legal help as an Ohio renter? — Ohio Legal Help and local Legal Aid Societies offer free assistance to renters. See resources below.

Conclusion: Protecting Your Rights as an Ohio Renter

• Always document issues and communicate in writing with your landlord.
• Use official forms to notify your landlord and, if needed, pay rent into escrow with the court.
• Your local court and legal aid services are there to help you understand and enforce your rights.

By following these steps and knowing your options, you can respond confidently if your landlord violates your lease agreement in Ohio.

Need Help? Resources for Renters

• Ohio Legal Help – Tenant Rights
• Ohio Supreme Court Rent Escrow Forms
• Find Your Ohio Municipal or County Court
• Ohio Revised Code – Chapter 5321: Landlords and Tenants
• Legal Aid Society of Cleveland – Tenant Information

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1. Ohio Revised Code Chapter 5321: Landlords and Tenants
2. Ohio Supreme Court – Rent Escrow Forms
3. Ohio Legal Help – Renters Rights
4. Ohio Municipal and County Courts Directory

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