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What do Ohio HOA laws say about repairs, records, fines and condos?

Ohio HOA laws are in Ohio Revised Code chapter 5312, the Ohio Planned Community Law: under 5312.08(A), unless otherwise provided by the declaration, the owners association is responsible for reasonable maintenance, repair, and replacement of the common elements, and each owner is responsible for maintenance, repair, and replacement of the owner's lot and improvements to that lot.

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For property managers, landlords and HOA boards Sources read: 2026-10-30 Updated 2026-11-03

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Ohio chapter 5312 day and year figures, with sources

Days for the owner to request a hearing after the board's notice (5312.11(D)(1), chapter 5312)10 daysstate (Ohio); statute text in force on the read day, 2026-10-30 (codes.ohio.gov, Ohio Revised Code, the version the section page names as current); Ohio Revised Code section 5312.11, read 2026-10-30
Days of written notice the board gives before a hearing, if an owner requests a hearing (5312.11(D)(2), chapter 5312)7 daysstate (Ohio); statute text in force on the read day, 2026-10-30 (codes.ohio.gov, Ohio Revised Code, the version the section page names as current); Ohio Revised Code section 5312.11, read 2026-10-30
Days after a hearing at which the board imposes a charge for the owners association to deliver written notice (5312.11(D)(4), chapter 5312)30 daysstate (Ohio); statute text in force on the read day, 2026-10-30 (codes.ohio.gov, Ohio Revised Code, the version the section page names as current); Ohio Revised Code section 5312.11, read 2026-10-30
Age of records an owner may not examine or copy unless approved by the board of directors (5312.07(B), chapter 5312)5 yearsstate (Ohio); statute text in force on the read day, 2026-10-30 (codes.ohio.gov, Ohio Revised Code, the version the section page names as current); Ohio Revised Code section 5312.07, read 2026-10-30

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Who is responsible for repairs in a Ohio HOA?

Ohio Revised Code chapter 5312 answers in 5312.08(A), read 2026-10-30 on codes.ohio.gov: “Unless otherwise provided by the declaration, the owners association is responsible for reasonable maintenance, repair, and replacement of the common elements, and each owner is responsible for maintenance, repair, and replacement of the owner's lot and improvements to that lot, including the dwelling unit and the utility lines serving that dwelling unit.” (Ohio Revised Code section 5312.08)

For the work itself, chapter 5312 says in 5312.08(B) that an owner shall permit agents or employees of the owners association and other owners access through the owner's lot and dwelling unit for the purpose of fulfilling the association's duties and obligations.

When the board has a common-element repair to hand out, you can post the job on InstaBids and compare written bids on the same scope.

How can an owner see HOA records in Ohio?

Ohio Revised Code chapter 5312 sets it in 5312.07(A), read 2026-10-30 on codes.ohio.gov: “Unless otherwise prohibited by this section, any owner may examine and copy the books, records, and minutes of the owners association that division (C) of section 5312.06 of the Revised Code describes, pursuant to reasonable standards set forth in the declaration, bylaws, or rules the board promulgates.” (Ohio Revised Code section 5312.07)

Under chapter 5312 there is a cut-off in 5312.07(B): unless approved by the board of directors, an owner may not examine or copy any books, records, or minutes that date back more than five years prior to the date of the request.

So owners can later see how a repair contractor was picked, a board can post the job on InstaBids and keep each written bid on one shared scope.

What records does a Ohio HOA have to keep?

Ohio Revised Code chapter 5312 lists them in 5312.06(C), read 2026-10-30 on codes.ohio.gov: “(C) The owners association shall keep all of the following: (1) Correct and complete books and records of account that specify the receipts and expenditures relating to the common elements and other common receipts and expenses; (2) Records showing the collection of the common expenses from the owners; (3) Minutes of the meetings of the association and the board of directors; (4) Records of the names and addresses of the owners.” (Ohio Revised Code section 5312.06)

Under chapter 5312 the budget sits beside those records: under 5312.06(A) the owners association, through its board of directors, shall annually adopt and amend an estimated budget, and any budget shall include reserves in an amount adequate to repair and replace major capital items, unless the owners, exercising not less than a majority of the voting power, waive the reserve requirement in writing annually.

For a reserve-study-driven repair, such as a roof or paving replacement, you can post the job on InstaBids and get written bids on one scope.

Can a Ohio HOA fine an owner without a hearing?

Ohio Revised Code chapter 5312 puts written notice first, in 5312.11(C), read 2026-10-30 on codes.ohio.gov: prior to imposing a charge for damages or an enforcement assessment, the board of directors shall give the owner a written notice that states the owner has a right to a hearing before the board and the procedures to request a hearing.

Under chapter 5312, 5312.11(D)(1): “To request a hearing, the owner shall deliver a written notice to the board not later than the tenth day after receiving the notice this division requires. If the owner fails to make a timely request for a hearing, the right to that hearing is waived, and the board immediately may impose a charge for damages or an enforcement assessment pursuant to this section.” (Ohio Revised Code section 5312.11)

If an owner requests a hearing, chapter 5312 says in 5312.11(D)(2) that at least seven days prior to the hearing the board shall provide the owner with a written notice that includes the date, time, and location of the hearing.

Under chapter 5312, 5312.11(D)(3), the board shall not levy a charge or assessment before holding any hearing requested under section 5312.11.

Under chapter 5312, within thirty days following a hearing at which the board imposes a charge or assessment, the owners association shall deliver a written notice of the charge or assessment to the owner (5312.11(D)(4)).

When an owner's lot work damages a common element, the board can post the repair on InstaBids with photos and compare written bids side by side.

Does Ohio HOA law apply to condominiums?

No: the definition of planned community in Ohio Revised Code 5312.01(M), read 2026-10-30 on codes.ohio.gov, ends with “A condominium property as defined in section 5311.01 of the Revised Code is not a "planned community."” (Ohio Revised Code section 5312.01) So condominiums are outside chapter 5312, while under 5312.02(A) any planned community in this state is subject to this chapter.

Ohio condominiums have their own chapter 5311: under 5311.09(A)(1) the unit owners association shall keep books and records of account, records of the allocation, distribution, and collection of the common profits, losses, and expenses, and minutes of the meetings of the association and the board of directors.

A condo association can post its own common-area upkeep, like hallway painting or roof work, on InstaBids and line up written bids on one scope.

Ohio chapter 5312 rules an HOA board or manager works to

Section 5312.08(A), chapter 5312's rule for the owners association and the common elements, unless otherwise provided by the declaration:

Unless otherwise provided by the declaration, the owners association is responsible for reasonable maintenance, repair, and replacement of the common elements, and each owner is responsible for maintenance, repair, and replacement of the owner's lot and improvements to that lot, including the dwelling unit and the utility lines serving that dwelling unit.

Source: Ohio Revised Code section 5312.08, read 2026-10-30

Section 5312.06(C), chapter 5312's rule for the records the owners association keeps:

(C) The owners association shall keep all of the following: (1) Correct and complete books and records of account that specify the receipts and expenditures relating to the common elements and other common receipts and expenses; (2) Records showing the collection of the common expenses from the owners; (3) Minutes of the meetings of the association and the board of directors; (4) Records of the names and addresses of the owners.

Source: Ohio Revised Code section 5312.06, read 2026-10-30

Section 5312.11(C), chapter 5312's rule for the board before a charge for damages or an enforcement assessment:

Prior to imposing a charge for damages or an enforcement assessment pursuant to this section, the board of directors shall give the owner a written notice, which may be in the form of electronic mail to an electronic mail address previously provided by the owner in writing, that includes all of the following:

Source: Ohio Revised Code section 5312.11, read 2026-10-30

Section 5312.11(D)(3), chapter 5312's rule for the board when an owner requests a hearing:

The board shall not levy a charge or assessment before holding any hearing requested pursuant to this section.

Source: Ohio Revised Code section 5312.11, read 2026-10-30

What to put in a written scope for Ohio HOA work

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Calling contractors one by one, or one written scope?

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