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    Ohio Residential Lease Agreement

    Ohio sets no statewide ceiling on security deposits, but the landlord must refund it within 30 days after move-out.

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    MakeLease generates a customizable lease; add these Ohio disclosures and terms.

    Last verified: · Researched and cited by MakeLease · not yet attorney-reviewed

    Ohio lease rules at a glance

    Key Ohio rules for a residential lease, with the statute behind each
    RuleWhat the law says
    Security deposit capNo state capOhio Rev. Code § 5321.16
    Deposit return deadline30 days after move-outOhio Rev. Code § 5321.16(B)
    Late feesNo statutory cap; a late fee must be a reasonable liquidated-damages amount (not a penalty) and courts may limit unconscionable fees under R.C. 5321.14 · grace period: no state grace periodOhio Rev. Code § 5321.14 (unconscionable clauses), Drake Townhomes, LLC v. Woodberry, 2017-Ohio-6968 (1st Dist.), Ohio Rev. Code Chapter 5321 (silent)
    Landlord entry notice24 hours' noticeOhio Rev. Code § 5321.04(A)(8), Ohio Rev. Code § 5321.05(B)
    Ending a month-to-month lease30 days (either side)Ohio Rev. Code § 5321.17(B)
    Rent increase noticeNo state ruleOhio Rev. Code Chapter 5321 (silent on rent increases), Ohio Rev. Code § 5321.17(B)
    Rent controlNone; cities barred from adopting itOhio Rev. Code § 5321.19(A)-(B)
    Eviction notice for unpaid rent3 days (3-day notice to leave the premises)Ohio Rev. Code § 1923.04(A), Ohio Rev. Code § 1923.02(A)

    Ohio lease disclosures checklist

    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 tenancyOhio Rev. Code § 5321.18
    • Lead-based paint disclosure and EPA pamphlet — Housing built before 197842 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

    MakeLease generates a customizable lease; add these Ohio disclosures and terms.

    Before you sign in Ohio

    If a deposit is withheld wrongly
    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))
    Deductions from the deposit
    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 the deposit
    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))
    Rent control and increases
    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))

    No statewide rent control; R.C. 5321.19 bars political subdivisions from imposing rent control or rent stabilization (except on property they own/operate or via voluntary incentive agreements).

    • In effect since .
    • Before : 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.
    If rent goes unpaid
    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))

    Ohio lease FAQs

    How much can a landlord charge for a security deposit in Ohio?

    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).

    How long does a Ohio landlord have to return a security deposit?

    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)).

    Is there a limit on late fees in Ohio?

    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)). 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)).

    How much notice must a Ohio landlord give before entering a rental?

    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)).

    How much notice ends a month-to-month tenancy in Ohio?

    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)).

    What disclosures does a Ohio lease need?

    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). The list covers Name and address of the owner and any agent (entity owners: principal place of business in the county or state and person in charge) and Lead-based paint disclosure and EPA pamphlet.

    More on renting in Ohio

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