What do Ohio landlord tenant laws require for repairs, entry and deposits?

Ohio chapter 5321 figures, each with its section

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What repairs is a landlord responsible for in Ohio?

Ohio Revised Code 5321.04(A) (text read 2026-10-29) starts the landlord's list with two general duties: “(A) A landlord who is a party to a rental agreement shall do all of the following: (1) Comply with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety; (2) Make all repairs and do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition;” (Ohio Revised Code section 5321.04)

For the building systems, item (4) of 5321.04(A) reads: “Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, and air conditioning fixtures and appliances, and elevators, supplied or required to be supplied by the landlord” (Ohio Revised Code section 5321.04).

Item (6) covers utilities: “(6) Supply running water, reasonable amounts of hot water, and reasonable heat at all times, except where the building that includes the dwelling unit is not required by law to be equipped for that purpose, or the dwelling unit is so constructed that heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection;” (Ohio Revised Code section 5321.04) So the duty to supply running water and reasonable heat does not reach a building not required by law to be equipped for that purpose, or a unit whose heat or hot water comes from an installation within the exclusive control of the tenant.

Where the landlord's rental agreements cover four or more dwelling units in the same structure, item (5) reads: “(5) When the landlord is a party to any rental agreements that cover four or more dwelling units in the same structure, provide and maintain appropriate receptacles for the removal of ashes, garbage, rubbish, and other waste incidental to the occupancy of a dwelling unit, and arrange for their removal;” (Ohio Revised Code section 5321.04)

For a furnace, hot-water or plumbing repair in a rental unit, a manager can post the job on InstaBids with photos and compare the written bids side by side.

How much notice does a landlord have to give before entering in Ohio?

Item (8) of 5321.04(A) (text read 2026-10-29) is the entry rule: “(8) Except in the case of emergency or if it is impracticable to do so, give the tenant reasonable notice of the landlord's intent to enter and enter only at reasonable times. Twenty-four hours is presumed to be a reasonable notice in the absence of evidence to the contrary.” (Ohio Revised Code section 5321.04)

The twenty-four hours is a presumption, not a fixed minimum: it holds in the absence of evidence to the contrary, and the notice duty opens with the words except in the case of emergency or if it is impracticable to do so. Where the landlord makes an entry in violation of (A)(8), makes a lawful entry in an unreasonable manner, or makes repeated demands for entry that have the effect of harassing the tenant, 5321.04(B) lets the tenant recover actual damages, obtain injunctive relief and reasonable attorney's fees, or terminate the rental agreement.

The tenant's side of entry is 5321.05(B): “(B) The tenant shall not unreasonably withhold consent for the landlord to enter into the dwelling unit in order to inspect the premises, make ordinary, necessary, or agreed repairs, decorations, alterations, or improvements, deliver parcels that are too large for the tenant's mail facilities, supply necessary or agreed services, or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workmen, or contractors.” (Ohio Revised Code section 5321.05)

When a repair needs entry to an occupied unit, a manager can post it on InstaBids first and compare written bids before setting the entry window.

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

The Ohio deadline is thirty days, in 5321.16(B) (text read 2026-10-29): “Any deduction from the security deposit shall be itemized and identified by the landlord in a written notice delivered to the tenant together with the amount due, within thirty days after termination of the rental agreement and delivery of possession.” (Ohio Revised Code section 5321.16)

For that notice after termination and delivery of possession, the same subsection has the tenant provide the landlord in writing with a forwarding address or new address, and it reads: "If the tenant fails to provide the landlord with the forwarding or new address as required, the tenant shall not be entitled to damages or attorneys fees under division (C) of this section."

A deposit kept through a longer tenancy also earns interest under 5321.16(A): “(A) Any security deposit in excess of fifty dollars or one month's periodic rent, whichever is greater, shall bear interest on the excess at the rate of five per cent per annum if the tenant remains in possession of the premises for six months or more, and shall be computed and paid annually by the landlord to the tenant.” (Ohio Revised Code section 5321.16)

For move-out cleaning and repairs between tenants, a manager can post the turnover job on InstaBids and get written bids on that one scope.

Who pays for pest control in a rental in Ohio?

The Ohio landlord and tenant duty sections read on 2026-10-29 never name pests, vermin or who pays for treatment; for shared spaces, item (3) of 5321.04(A) has the landlord “Keep all common areas of the premises in a safe and sanitary condition” (Ohio Revised Code section 5321.04).

Inside the unit, 5321.05(A) sets this tenant duty: “(A) A tenant who is a party to a rental agreement shall do all of the following: (1) Keep that part of the premises that he occupies and uses safe and sanitary;” (Ohio Revised Code section 5321.05)

Those sections do not say who pays for a given pest treatment; item (1) of 5321.04(A) has the landlord comply with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety.

For pest treatment in a unit or a shared hallway, a manager can describe the job on InstaBids, add photos and get written bids from pest control contractors.

When can a tenant end a lease over repairs in Ohio?

Ending the agreement is the third option in 5321.07(B) (text read 2026-10-29), which opens: “(B) If a landlord receives the notice described in division (A) of this section and after receipt of the notice fails to remedy the condition within a reasonable time considering the severity of the condition and the time necessary to remedy it, or within thirty days, whichever is sooner, and if the tenant is current in rent payments due under the rental agreement, the tenant may do one of the following:” (Ohio Revised Code section 5321.07) Option (3) reads: “(3) Terminate the rental agreement.” (Ohio Revised Code section 5321.07) Under 5321.07(C), the section does not apply to a landlord party to rental agreements covering three or fewer dwelling units who gives notice of that fact in a written rental agreement (or, in an oral tenancy, written notice at initial occupancy). Under 5321.07(D), it does not apply to a dwelling unit occupied by a student tenant.

The thirty days count from the tenant's written notice. Under 5321.07(A), if a landlord fails to fulfill a 5321.04 obligation (other than (A)(9)) or a rental agreement obligation, the tenant may give notice in writing to the landlord, specifying the acts, omissions, or code violations that constitute noncompliance, and the notice is sent to the person or place where rent is normally paid. Per 5321.07(C), none of this applies in the three or fewer dwelling units case. Per 5321.07(D), it does not apply to a unit occupied by a student tenant.

When a tenant's written repair notice names a broken fixture or appliance, a manager can post that repair on InstaBids and line up written bids to choose from.

When can a tenant withhold rent over repairs in Ohio?

Ohio's route is a rent deposit with the court, option (1) of 5321.07(B) (text read 2026-10-29), open once the landlord fails to remedy the condition within a reasonable time or within thirty days, whichever is sooner, and the tenant is current in rent payments: “Deposit all rent that is due and thereafter becomes due the landlord with the clerk of the municipal or county court having jurisdiction in the territory in which the residential premises are located;” (Ohio Revised Code section 5321.07) Under 5321.07(C), the section does not apply to a landlord party to rental agreements covering three or fewer dwelling units who gives notice of that fact in a written rental agreement (or, in an oral tenancy, written notice at initial occupancy). Under 5321.07(D), it does not apply to a dwelling unit occupied by a student tenant.

The second option of 5321.07(B), for a tenant current in rent payments, is to apply to the court for an order directing the landlord to remedy the condition; as part of the application the tenant may deposit rent with the clerk of court under (B)(1) and may apply for an order reducing the periodic rent due the landlord until the landlord remedies the condition. Per 5321.07(C), none of this applies in the three or fewer dwelling units case. Per 5321.07(D), it does not apply to a unit occupied by a student tenant.

For a repair a tenant has raised, such as a roof leak or a failed water heater, a landlord can post it on InstaBids and pick a contractor from the written bids.

Who does Ohio landlord tenant law cover?

Section 5321.01(B) (text read 2026-10-29) sets who counts as the landlord: “(B) "Landlord" means the owner, lessor, or sublessor of residential premises, the agent of the owner, lessor, or sublessor, or any person authorized by the owner, lessor, or sublessor to manage the premises or to receive rent from a tenant under a rental agreement.” (Ohio Revised Code section 5321.01)

Residential premises under 5321.01(C) does not include item (3): “Tourist homes, hotels, motels, recreational vehicle parks, recreation camps, combined park-camps, temporary park-camps, and other similar facilities where circumstances indicate a transient occupancy;” (Ohio Revised Code section 5321.01)

The same 5321.01(C) list of what residential premises does not include also names occupancy by an owner of a condominium unit, and it runs from places of incarceration to certain emergency shelters.

Whether you run one rental building or a larger portfolio, each repair or common-area job can be posted on InstaBids to get written bids from contractors.

Two Ohio Revised Code duties that turn on a number

Lines for a written repair scope at an Ohio rental

• The repair and the 5321.04(A)(4) item it touches: the landlord is to maintain in good and safe working order the electrical, plumbing, heating and air conditioning fixtures and appliances supplied or required to be supplied by the landlord.
• The entry window and when the tenant got notice of it: twenty-four hours is presumed to be a reasonable notice under 5321.04(A)(8), except in the case of emergency or if it is impracticable.
• The date the tenant's written notice was received, since 5321.07(B) counts a reasonable time or thirty days, whichever is sooner, from it for a tenant current in rent payments (not the three or fewer dwelling units case of 5321.07(C), not a student tenant's unit, 5321.07(D)).
• Whether the work is in a common area, since 5321.04(A)(3) has the landlord keep all common areas of the premises in a safe and sanitary condition.
• At move-out, the termination date, the date of delivery of possession and the tenant's forwarding address: deductions are itemized and identified by the landlord in a written notice delivered to the tenant together with the amount due within thirty days (5321.16(B)).

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets each one's own idea of the repair. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Related answers on other pages

• How long an Ohio landlord has after a repair notice is answered on its own page. What must an Ohio landlord fix, and how long do they have?
• Who pays for a repair, the landlord or the tenant, is answered on its own page. Who pays for repairs in a rental?

Sources

• Ohio Revised Code section 5321.05, read 2026-10-29: codes.ohio.gov
• Ohio Revised Code section 5321.04, read 2026-10-29: codes.ohio.gov
• Ohio Revised Code section 5321.16, read 2026-10-29: codes.ohio.gov
• Ohio Revised Code section 5321.07, read 2026-10-29: codes.ohio.gov
• Ohio Revised Code section 5321.01, read 2026-10-29: codes.ohio.gov