What a Landlord Cannot Do in Ohio: 8 Things Every Landlord Should Know

Thinking of investing in the Ohio housing market? To ensure you operate your rental property correctly and legally, you’ll need to be familiar with local landlord-tenant laws. In this article, we’ll cover what a landlord cannot do in Ohio, as well as a handful of tips that will make you a much better landlord!

 Disclaimer: The information in this article is for educational purposes only and does not constitute legal advice. Ohio landlord-tenant laws are subject to change and may apply differently based on specific circumstances. For legal guidance on your particular situation, please consult a qualified Ohio attorney.

Summary: 

• In Ohio, you cannot hold security deposits beyond 30 days after lease termination, charge “unreasonable” late fees, or refuse necessary repairs.

• Ohio landlords cannot “force” any tenant to move out by turning off their utilities, changing locks, or using any other “self-help” eviction tactics.

• Buying turnkey rentals with property management in place can make it easier to navigate Ohio landlord-tenant laws.

Browse turnkey rentals with property management and tenants in place!

What a Landlord Cannot Do in Ohio (8 Things) 

Ohio is a very landlord-friendly state with no rent control or statewide caps on security deposits. However, there are certain things investors and landlords aren’t allowed to do:

1. Hold Security Deposits Beyond 30 Days

Ohio landlords have 30 days to return a tenant’s security deposit after they move out. If you’re deducting funds from the deposit to cover past-due rent or repairs, you will need to provide the tenant with an itemized list of damages and the amount due within 30 days.

2. Keep Security Deposit Interest 

In Ohio, landlords are required to pay interest on security deposits exceeding $50 or one month’s rent (whichever is greater) at an annual rate of 5% on the excess—if the tenant has occupied the property for six months or longer. You cannot keep any of the interest accrued; it must be calculated and paid to the tenant annually!

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3. Shut Off Utilities While a Rental is Occupied 

A landlord is prohibited from turning off a tenant’s utilities for any reason, even if the tenancy has been terminated. The only lawful way for the landlord to recover possession of the unit is to go through the legal eviction process.

4. Refuse “Reasonable” Repairs

As an Ohio landlord, you’re required to keep your property in a fit and habitable condition, making any necessary repairs as they arise. All repairs should be made in a “reasonable” timeframe, which could vary depending on the notice given, the problem’s severity, and local conditions.

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5. Ignore an “Oral Lease”

Oral leases are legally recognized in Ohio, meaning your unwritten agreements with tenants shouldn’t be ignored. However, they are significantly harder to enforce (and litigate) than written leases and typically default to month-to-month terms. It’s always best to have your lease in writing so that you have documented proof and aren’t exposing yourself to additional real estate investing risk!

6. Charge “Punitive” or Unreasonable Late Fees

While Ohio does not enforce a hard cap on late fees, the amounts should be relative to the landlord’s actual damages and circumstances. Late fees that are designed to “punish” the tenant could be challenged in court as unconscionable, even if the amounts are clearly stated in the lease agreement.

7. Perform a “Self-Help” Eviction

To recover possession of your property after a tenancy has ended or been terminated, you are required to go through the legal eviction process. You cannot shut off the tenant’s utilities, lock them out of the property, seize their belongings, make unlawful threats, or use any other “self-help” eviction tactics in an attempt to force them out.

8. Ignore “Rent Escrow” 

Ohio has a rent escrow process that prevents landlords from collecting rent on an uninhabitable property. The tenant can pursue this option if they provide written notice, allow reasonable time for repairs (less time for emergencies), are current on rent payments, and properly file with the court. Make sure you understand this process and don’t ignore escrow filings!

How to Landlord (the Right Way) in Ohio

Now that you know what not to do, here are some simple tips that will make you an even better landlord!

Buy Turnkey Rentals with Property Management In Place

Don’t want to deal with things like screening tenants, scheduling repairs and maintenance, or handling evictions? If you buy turnkey, with property management already in place, you won’t have to! Rent to Retirement has renovated properties across Ohio, allowing you to invest remotely and giving you peace of mind that a professional is taking care of your property’s day-to-day!

Make Repairs Quickly (and Correctly!)

To ensure safe, habitable housing, Ohio law includes certain protections for tenants. As the landlord, you should always make any crucial repairs quickly and correctly. Remember, the tenant can pursue the rent escrow process if you fail to make important repairs on time!

Do NOT DIY Your Lease

It’s never a good idea to build your own lease agreement or rely on a template you found online. Instead, ask an Ohio property manager or real estate attorney to help you craft a watertight lease. Their knowledge of landlord-tenant laws and the Fair Housing Act can help protect you and your property against a slew of legal issues.

Protect Yourself with an LLC

Want to keep others from coming after your assets? A properly formed real estate LLC reduces your personal liability. Rent to Retirement can connect you with our preferred LLC formation company for strong asset protection!

Keep Everything in Writing!

All agreements, notices, maintenance requests, disputes, and all other communication with tenants should be kept in writing to help protect you from potential legal issues. Maintaining a paper trail can be both time-consuming and tedious, so consider hiring a property manager to handle this if you don’t have the bandwidth for everyday landlording responsibilities!

Get Ohio Cash Flow, Without the Tenant Conflicts!

Ohio is one of the best places to buy a rental property, with some of the strongest cash flow prospects in the entire country, but understanding local laws is crucial. Thankfully, turnkey rentals have lower maintenance costs and fewer repairs since they are newly built or renovated homes, and many of them come with property managers in place. Rent to Retirement has turnkey properties for sale in some of the best Ohio cities for real estate investing!

What a Landlord Cannot Do in Ohio FAQs

Are Landlords Responsible for Pest Control in Ohio?

Unless your lease specifically states that the tenant must pay for an exterminator, the landlord is generally considered responsible for pest control. An Ohio landlord must provide a habitable place to live at all times. Tenants do have responsibilities as well—keeping the premises safe and sanitary and disposing of trash in a clean and safe way. 

What Rights Do Renters Have in Ohio?

Renters have the right to a safe, habitable living space, which means landlords cannot neglect important repairs or shut off a tenant’s utilities for any reason. Tenants also have the right to interest-bearing security deposits being properly accounted for and returned within 30 days, as required by Ohio law, and cannot be charged late fees that are considered punitive or unreasonable.

What Repairs Are Landlords Responsible for in Ohio?

Ohio landlords are responsible for making any repairs that could prevent the property from being habitable. This means repairs to crucial systems like plumbing, HVAC, electrical, and sewer should be addressed promptly and properly.