Ohio Tenant and Landlord laws are made clear in Ohio Revised Codes. This is the perfect and statutory guide for both the tenants and the landlords in a residential rental establishment.

Ohio real estate follows a 2% rule. This rule is very interesting as it suggests that a rental property is a very good investment if the monthly rental income is either equal to or more than 2% of the property price of the investment.  So, many of the Ohio residents, find this a perfect option to earn money, from a different source.

The responsibilities of the landlord

As per the Ohio Landlord-Tenant Laws, the landlords must ensure that there is a continuous supply of electricity and running water. He must also guarantee that the house complies all safety, housing health and housing laws. They have to keep the property in a safe and habitable condition. Above all, every kind of repairs should be done in an acceptable time-frame. All kinds of plumbing, electric and heating appliances and ventilation systems and other fixtures should be in a proper working condition. Keeping these in mind, the landlord will have to take the responsibilities and renovations from time to time.

The steps

Most of the tenants have faced something broken in the apartment and on top of that a stubborn landlord, who does not want to take care of them. Though the laws differ from state to state, any kind of repair related to heat, plumbing and electricity is always the responsibility of the property owner.

Some steps that can be followed for compelling the landlord to make fixes are:

Formally requesting a fix

The very first step encourages a formal intimation to the landlord with the help of an email, a text or a letter with a request of receipt. This should be enough for the landlord to start his action.

Repairing the problem and paying less rent

The tenant can decide to fix the problems and choose to deduct that amount from the rent amount. Here there is an upper limit set by Ohio State, as to how much could be spent on repairs.

Withholding the rent till the issues are fixed

This measure is not allowed in every state. Even if it is a legal thing, there are proper steps to follow in this regard.

Suing the landlord for the damages

In some states, it is pretty easy to sue the landlord for small claims. This action often pushes the landlord to start preparing for repairs.

Leaving without notice

Technically speaking, this is not the right thing to do to urge the landlord to start repairing things. Leaving without notice becomes the last option when it becomes evident that the landlord is never going to make the necessary repairs. The apartment might have become life-threatening or dangerous. If the tenant has followed every other step of informing the landlord about the problem and they have not worked, this is the last thing to do.

Some quick facts

Before getting into the depth of making repairs in a rented residential premise, a quick look into some quick facts would be helpful.

1. How long does a landlord have to make the repairs?

If a landlord is failing to make the repairs, the tenant must provide his landlord with a written note of the things to be repaired. This notice states that if the repairs are not made within 30 days, the tenant can decide to pay rent in escrow, to the court. This should be done before the landlord files for a detainer and a forcible entry.

2. Can you withhold rent until repairs are made?

Ohio permits tenants to withhold the rents, until the landlord takes necessary steps to repair the problems, especially the major issues. However, the money will be paid at the local municipality or the county court.

3. Are landlords responsible for pest control?

When it comes to pest control, it is always better to refer to the lease agreement. The municipality in which the tenant lives, as well as, the Ohio laws also govern the pest-control responsibilities. It is not the sole responsibility of the owner to look after pest control in some situations.

4. Is it a requirement to have renters insurance in Ohio?

No, it is not a requirement to have renters insurance in Ohio, unless of course the lease agreement requires insurance. So be sure to carefully read the agreement in full and if you have any questions be sure to ask your agent.



The Ohio laws make it necessary for the landlords to maintain their rental units in a habitable condition. This is stated in the state’s dictum of the warranty of habitability.



  1. https://flip.lease/learn/requesting-repairs/withholding-rent-in-ohio
  2. https://www.mashvisor.com/blog/2-rule-real-estate/
  3. http://codes.ohio.gov/orc/5321

Leave a Reply

Your email address will not be published. Required fields are marked *