Tenant Rights and Responsibilities When Renting in Ohio

As a tenant in Ohio, you have several important rights, including: the right to a habitable living space, protection against illegal discrimination, proper notice before landlord entry (usually 24 hours), security deposit return within 30 days of move-out, and protection against retaliation for exercising your legal rights. These rights are primarily governed by Ohio's Landlord-Tenant Law (Ohio Revised Code Chapter 5321).

Ohio law does not set a maximum limit on security deposits. However, if a landlord holds a security deposit for more than six months and it exceeds one month's rent, the landlord must pay 5% annual interest on the amount exceeding one month's rent. The full security deposit must be returned within 30 days after termination of the rental agreement and delivery of possession, minus any legitimate deductions for damages beyond normal wear and tear.

Ohio landlords must comply with all building, housing, health, and safety codes; make all repairs to keep the premises in a fit and habitable condition; keep common areas clean and safe; maintain electrical, plumbing, heating, and air conditioning systems; provide running water and reasonable hot water; and supply trash receptacles. If your landlord fails to make necessary repairs after receiving written notice, you may have the right to escrow rent with the court, make the repair yourself and deduct the cost from rent, or terminate the lease in serious cases.

In Ohio, landlords must provide tenants with reasonable notice before entering a rental unit, which is generally interpreted as 24 hours. Entry should be during reasonable hours. Exceptions exist for emergencies, when impractical, or when the tenant gives permission. If your landlord repeatedly enters without proper notice, this may constitute harassment and a violation of your right to quiet enjoyment.

If you have a fixed-term lease (e.g., one year), your landlord cannot raise the rent until the lease term expires, unless the lease specifically allows for rent increases. For month-to-month tenancies, the landlord can increase rent with 30 days' written notice. Ohio does not have rent control laws, so there are no limits on how much rent can be increased, but any increase cannot be discriminatory or retaliatory.

In Ohio, landlords must follow a specific legal process for eviction: (1) provide proper written notice (3-day notice for non-payment of rent, 30-day notice for lease violations in most cases); (2) file an eviction lawsuit if tenant doesn't comply; (3) attend a court hearing; and (4) if granted by the court, have the sheriff execute the eviction. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Ohio and can result in the landlord owing damages to the tenant.

Breaking a lease early in Ohio typically results in liability for the remaining rent. However, there are exceptions: if you're called to active military duty, if the unit becomes uninhabitable, if the landlord harasses you or violates your privacy rights, or if you have specific early termination provisions in your lease. Ohio landlords have a duty to mitigate damages by making reasonable efforts to re-rent the unit, and you can only be charged for the period the unit remains vacant (up to the end of your lease).

To maximize your chances of getting your full security deposit back: (1) give proper notice before moving out; (2) clean the rental thoroughly; (3) repair any damage you caused; (4) take photos/videos of the condition when you leave; (5) return all keys; and (6) provide a forwarding address in writing. Ohio landlords must return deposits within 30 days of lease termination and delivery of possession, along with an itemized list of any deductions. If they fail to do so, you may be entitled to double the amount wrongfully withheld plus attorney fees.

Housing discrimination based on race, color, national origin, religion, sex, familial status, or disability is illegal under federal law. Ohio law additionally prohibits discrimination based on ancestry and military status. If you believe you've been discriminated against, document all incidents and file a complaint with the Ohio Civil Rights Commission within one year, or with HUD within one year, or pursue a lawsuit in federal court within two years. You may be entitled to damages, injunctive relief, and attorney's fees.