Ohio Landlord-Tenant Law

Maximum deposit

Ohio law sets no maximum security deposit, so the amount is set by the lease (R.C. 5321.16, which regulates deposits but contains no cap). (Ohio Rev. Code § 5321.16)

Return deadline

Landlords must return the deposit, with a written itemized list of any deductions, within 30 days after the rental agreement ends and the tenant delivers possession (R.C. 5321.16(B)). (Ohio Rev. Code § 5321.16(B))

Itemized deductions

Any deduction must be itemized and identified in a written notice delivered to the tenant with the balance due, sent to the tenant's written forwarding address (R.C. 5321.16(B)). (Ohio Rev. Code § 5321.16(B))

Interest on deposits

If the deposit exceeds the greater of $50 or one month's rent and the tenant stays six months or more, pay 5% annual interest on the excess every year (R.C. 5321.16(A)). (Ohio Rev. Code § 5321.16(A))

Penalty for wrongful withholding

A landlord who misses the 30-day itemized return owes the amount due plus an equal amount in damages and reasonable attorney's fees, unless the tenant failed to give a written forwarding address (R.C. 5321.16(B)-(C)). (Ohio Rev. Code § 5321.16(C))

Late-fee limit

Ohio has no statutory late-fee cap, but courts strike or reduce late fees that are unreasonable penalties or unconscionable, so keep fees modest and spelled out in the lease (R.C. 5321.14; Drake Townhomes v. Woodberry, 2017-Ohio-6968). (Ohio Rev. Code § 5321.14 (unconscionable clauses), Drake Townhomes, LLC v. Woodberry, 2017-Ohio-6968 (1st Dist.))

Grace period

Ohio law requires no grace period before a late fee, so any grace period comes from the lease (R.C. Chapter 5321 is silent). (Ohio Rev. Code Chapter 5321 (silent))

Give the tenant reasonable notice (24 hours is presumed reasonable) and enter only at reasonable times, except in an emergency or where notice is impracticable (R.C. 5321.04(A)(8)). (Ohio Rev. Code § 5321.04(A)(8), Ohio Rev. Code § 5321.05(B))

Either side may end a month-to-month tenancy with notice given at least 30 days before a rent due date, or 7 days before the termination date for week-to-week (R.C. 5321.17(A)-(B)). (Ohio Rev. Code § 5321.17(B))

Ohio has no rent-increase notice statute, so raise rent only at lease renewal or, for month-to-month tenants, with notice at least 30 days before a rent due date as for a termination (R.C. 5321.17(B) by analogy). (Ohio Rev. Code Chapter 5321 (silent on rent increases), Ohio Rev. Code § 5321.17(B))

Ohio has no rent control and state law bars cities from adopting or enforcing rent control or rent stabilization on private housing (R.C. 5321.19). (Ohio Rev. Code § 5321.19(A)-(B))

• In effect since September 23, 2022.
• Before September 23, 2022: Under the 1991 HB 77 version, municipalities and townships could not adopt ordinances conflicting with or regulating rights/obligations covered by Chapter 5321, but rent control was not expressly named.

Every written lease must state the name and address of the owner and any agent (in writing at move-in for oral leases), and pre-1978 housing needs the federal lead-paint disclosure (R.C. 5321.18; 42 U.S.C. § 4852d). (Ohio Rev. Code § 5321.18, 40 CFR Part 745 Subpart F)

• Name and address of the owner and any agent (entity owners: principal place of business in the county or state and person in charge) (In every written lease; for oral leases, written notice at the start of the tenancy) — Ohio Rev. Code § 5321.18
• Lead-based paint disclosure and EPA pamphlet (Housing built before 1978) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

Unpaid rent

Before filing an eviction for unpaid rent, serve a written 3-day notice to leave the premises containing the statutory warning language, by hand, at the residence, or by certified mail (R.C. 1923.04(A)). (Ohio Rev. Code § 1923.04(A), Ohio Rev. Code § 1923.02(A))

Lease violations

For a tenant's breach of statutory duties affecting health and safety, give a written notice naming the problem and a termination date at least 30 days out; if not remedied, the lease ends and the 3-day notice to leave follows (R.C. 5321.11; 1923.02(A)(8)). (Ohio Rev. Code § 5321.11, Ohio Rev. Code § 1923.02(A)(8)-(9))