What a Landlord Cannot Do in Ohio: Tenant Rights Guide

Renting a home in Ohio shouldn’t feel like walking into the unknown. Whether it’s your first apartment or your fifth, you deserve to know where the lines are—and what your landlord isn’t allowed to do. Ohio law makes that pretty clear.

From how much notice you’re owed to what counts as fair treatment, the rules are built to protect your space, your money, and your right to live without being harassed or discriminated against. That includes protections for veterans and active-duty military members—landlords can’t deny you housing because you serve.

And here’s the thing: ignoring these laws isn’t just risky—it can come with real legal consequences.

So if you’ve ever wondered, “Can my landlord actually do that?”—this guide is for you. Let’s get into it.

Ohio Landlord-Tenant Law

Before you sign or renew a rental agreement, it’s worth understanding the legal structure that shapes your landlord tenant relationship in Ohio. The rules are laid out in Chapter 5321 of the Ohio Revised Code, which outlines what both landlords and tenants are expected to do and what they’re absolutely not allowed to do.

The law aims to keep things fair. It’s not just about protecting tenants from problem landlords—it also ensures renters hold up their end of the deal. But even with that balance, there are certain actions that landlords in Ohio simply cannot take, no matter the situation.

What makes Ohio different from some other states is how it handles rent and property rules. There’s no rent control, no grace period required for rental payments, and no statewide licensing mandate for landlords.

Still, the law steps in when it matters especially when it comes to privacy, security deposit rules, and habitability.

Whether you’re renting for the first time or moving again after years of experience, these laws affect every part of your lease—from how and when you pay rent, to how your home is maintained and inspected.

We’ll walk you through exactly what a landlord cannot do in Ohio, how the law protects Ohio tenants, and what to expect if a landlord fails to follow the rules.

1. A Landlord Cannot Evict an Active Duty Service Member

Imagine receiving deployment orders and, at the same time, facing threats of eviction. For servicemembers, that kind of pressure is exactly what the law aims to prevent. In Ohio, military status isn’t just respected—it’s legally protected.

Thanks to the Servicemembers Civil Relief Act (SCRA), along with Ohio landlord-tenant law, landlords cannot evict an active duty military tenant without going through the courts for non-payment of rent. Even if rent payments fall behind, they can’t simply change the locks or toss out belongings. Doing so without a court order isn’t just aggressive—it’s illegal.

What sets Ohio apart is that it goes a step further than federal protections. Under the Ohio Fair Housing Act, military service is recognized as a protected class. That means refusing to rent, threatening eviction, or treating a tenant unfairly just because they serve in the armed forces violates both Ohio law and federal regulations.

If a landlord decides to pursue eviction despite active duty status, they must file through the appropriate municipal or county court.

Even then, the judge has the power to delay proceedings, giving the service member time to respond or secure legal representation. These stays are built into the Civil Relief Act to ensure servicemembers aren’t left defenseless while serving their country.

Evictions are serious matters, and when military service is involved, the rules shift to reflect that responsibility. If you’re a landlord, ignoring those rules can trigger significant legal consequences. And if you’re a tenant in uniform, knowing your rights is just as critical as having them.

2. A Landlord Is Required by Law to Maintain a Habitable Living Environment

You shouldn’t have to chase down your landlord just to get a working toilet or a roof that doesn’t leak. In Ohio, a rental property isn’t just a space you pay for—it’s your home, and the law requires that it meets basic standards of safety and comfort.

Under Ohio landlord tenant law, landlords must provide what’s legally known as a habitable living space. This means your residential premises must be clean, structurally sound, and equipped with working essentials like heat, electricity, plumbing, and smoke detectors.

Landlords are also responsible for keeping common areas clean and making sure the building follows all local health and safety codes.

If your unit has exposed wiring, broken plumbing fixtures, or lacks proper heating, your landlord must act. Once you give written notice, they generally have up to 30 days to make the necessary repairs—so long as the issue doesn’t pose an immediate risk to health or safety, in which case the response should be faster.

When a landlord fails to fix serious issues within a reasonable time, Ohio tenants are not without options.

One of the most effective steps is to deposit rent payments into a separate rent escrow account through the court. This allows you to withhold rent legally while still meeting your obligations as a tenant. It also puts pressure on the landlord to resolve the issue, since they won’t have access to the money until the problem is fixed.

In more severe cases, you may also have the right to pursue legal action, especially if your tenant’s rental property has become unsafe or violates local safety codes. The goal of these protections isn’t just to enforce rules—it’s to make sure you live in a place that feels safe and livable every day.

3. The Rental Agreement Must Include Certain General Clauses

Not all surprises are welcome—especially when they show up in the form of unexpected rent increases or unclear lease terms. That’s why a solid rental agreement isn’t just helpful, it’s crucial.

In Ohio, your lease agreement sets the tone for the entire landlord tenant relationship. While the law doesn’t demand a written lease in every case, relying on a handshake or a few texts isn’t wise. A clear, written contract protects both you and the landlord and helps avoid confusion when things go wrong.

The agreement should spell out the basics: the names of both parties, the rental property address, the monthly rent amount, when and how to pay rent, the security deposit amount and conditions for its return, and the length of the lease—whether it’s month-to-month or fixed-term. These aren’t just nice-to-haves. Without them, small disagreements can turn into legal problems.

Ohio law mandates that landlords also include key disclosures. That means listing the name and contact information of the property owner or property manager, as well as where your tenant’s security deposit is being held. If a tenant needs to send a written notice, this section ensures they know exactly who to contact and how.

Whether it’s a written or oral lease, clarity is everything. You don’t want to find yourself arguing over lease terms that were never clearly defined in the first place.

Protect your peace of mind—and your money—by making sure everything is in writing before you move in.

4. Discrimination is Strictly Prohibited in the Ohio Rental Market

You found the perfect place. You meet all the requirements. Then the landlord suddenly “changes their mind.” If the reason has anything to do with your background, family, or military status, that’s more than unfair—it could be illegal.

Both the federal Fair Housing Act and the Ohio Fair Housing Act are clear: landlords and tenants are expected to follow anti-discrimination laws that protect people from being treated differently when it comes to housing.

In Ohio, it is illegal for a landlord to refuse to rent, impose stricter terms, or make false claims about availability based on race, religion, sex, national origin, disability, military status, gender identity, familial status, or sexual orientation.

The law goes further than most people realize. For example, a landlord cannot ask invasive questions about a disability or deny housing to a veteran due to assumptions about active duty commitments. These protections help keep the Ohio rental market fair, accessible, and inclusive for all.

If a tenant decides to file a complaint, the Ohio Civil Rights Commission is the agency that steps in. Investigations can lead to serious outcomes, including financial penalties for the landlord and enforced corrective action. In some cases, complaints may also be escalated to federal authorities, depending on the violation.

5. A Landlord Must Return the Security Deposit on Time

Moving out should feel like closing a chapter and not opening a new battle over money that belongs to you. Yet for many Ohio tenants, getting back their security deposit turns into a frustrating waiting game. That’s where Ohio law draws a hard line.

Under the Ohio Revised Code, landlords are legally required to return your deposit within 30 days after the lease ends and you’ve moved out. If they need to make deductions—for damage beyond normal wear and tear, for instance—they must send a detailed, itemized statement explaining those charges. No list, no excuse.

The law doesn’t stop there. If a landlord fails to return what’s owed or ignores the requirement to provide documentation, you’re not powerless. You have the right to sue in municipal or county court and can recover up to double the amount wrongfully withheld, plus attorney’s fees. That can add up quickly, especially if the landlord didn’t think you’d push back.

There’s also an often-overlooked detail. If the security deposit is more than $50 or greater than one month’s rent payments—whichever is higher—it must earn interest if you stay in the unit for six months or longer. That means landlords can’t just sit on your money without accountability.

So, before you leave your rental premises, it’s worth sending a written notice to the tenant that includes your new address. This keeps the clock ticking on the 30-day deadline and strengthens your position if things don’t go as they should.

Getting your deposit back shouldn’t require legal action, but when it does, Ohio tenant rights make sure you’re not starting from zero.

6: A Landlord Must Provide Prior Notice Before Entering the Rental Property

It’s your home, even if someone else owns the deed. Just because you rent the space doesn’t mean your landlord can come and go as they please. In Ohio, your right to privacy is protected—and the law takes that seriously.

Under Ohio landlord tenant law, a landlord must give reasonable notice before entering your unit.

While the statute doesn’t define the exact time frame, 24 hours is generally accepted as the standard. Whether they need to inspect electrical and plumbing fixtures, show the unit to prospective tenants, or perform maintenance, they must notify you first and visit at a reasonable hour.

Emergencies—like a gas leak or a burst pipe—are the only exception. Outside of that, surprise visits or repeated drop-ins can cross the line from inconvenient to illegal.

If a landlord violates this rule by entering without proper notice or uses visits as a way to harass or intimidate, you have options. Tenants can pursue legal remedies, which may include asking the court to issue an injunction, seeking monetary damages, or even ending the rental agreement altogether.

7: Conducting Self-Help or Illegal Evictions is Not Allowed

Some landlords assume they can take matters into their own hands when a disagreement arises—but the law in Ohio says otherwise. If you’re still living in the unit, your landlord cannot throw you out by force or make life unbearable in an attempt to make you leave.

Under Ohio tenant rights, evictions must follow a legal process. That means going through the courts, serving proper notices, and waiting for a judge’s decision.

What a landlord cannot do in Ohio is change the locks, disconnect utilities, or physically remove a tenant without court approval. These actions are known as self-help evictions, and they are strictly illegal.

If a landlord violates this law, tenants have strong protections. You may be entitled to compensation, court-ordered reinstatement to the rental property, and damages for losses caused by the illegal action.

The eviction process might feel formal, but that’s exactly the point. It keeps both landlords and tenants accountable and ensures no one is pushed out without a fair hearing. When the system is followed, rights are respected—and when it’s not, Ohio law makes sure there are consequences.

8: A Proper Notice is Required for Eviction

Eviction doesn’t start with a knock at the door or a sudden demand to leave. In Ohio, it begins with paperwork—and the law insists every step is followed to the letter.

When a tenant falls behind on rental payments or violates the lease agreement, the landlord must first deliver a written notice. For issues like unpaid rent, Ohio typically requires a 3-day notice to vacate. This gives the tenant a final opportunity to fix the issue or prepare to respond before legal action begins.

If the tenant does not comply, the landlord must then file an eviction lawsuit through the appropriate municipal or county court.

The court will schedule a hearing, giving both sides the chance to present their case. If the judge rules in the landlord’s favor, only the sheriff—not the landlord—can enforce the removal from the rental premises.

Skipping any part of this process makes the eviction unlawful. If a landlord fails to provide notice, files in the wrong court, or attempts to remove a tenant without a judgment, they’re breaking the law—and opening the door to legal consequences.

Understanding the proper eviction process doesn’t just protect tenants. It also helps property owners avoid costly mistakes. When done correctly, the system offers structure. When ignored, it creates chaos for everyone involved.

9: A Landlord Must Respect Squatters’ Rights as Defined by Ohio Law

Not every unwanted occupant can be removed with a phone call or a lock change. In Ohio, even squatters—those occupying a property without permission—are protected under certain legal conditions.

It might sound surprising, but Ohio law acknowledges a concept called adverse possession.

This means if someone lives in a property openly, continuously, and without the owner’s consent for 21 years or more, they could eventually claim legal ownership. While rare, these situations can complicate the landlord-tenant relationship, especially if ignored for too long.

That said, a squatter does not gain full legal rights overnight. Until that lengthy time period has passed, they remain unauthorized occupants. Still, landlords in Ohio cannot take matters into their own hands.

Removing squatters requires a formal eviction process, similar to how you would remove a tenant. This means filing a complaint in municipal or county court, waiting for a hearing, and allowing the sheriff to carry out the actual removal.

Attempting to bypass this legal route—by shutting off utilities or threatening the squatter—can backfire. It violates state laws and may delay the court’s ability to help the property owner regain control of the rental property.

Respecting the legal process ensures a clean break and avoids unnecessary risk. Whether dealing with tenants or unauthorized occupants, Ohio landlord-tenant law doesn’t allow shortcuts when it comes to removing someone from a residential premises.

10: Landlords Must Provide a Notice for Rent Increases

Rent shouldn’t go up overnight without warning. Whether you’re budgeting for next month or planning ahead for the year, sudden changes in cost can throw everything off balance. That’s exactly why Ohio law mandates that landlords give proper notice before increasing your rent.

In most cases, tenants on a month-to-month rental agreement must receive at least 30 days’ written notice before a rent increase takes effect. This gives you time to decide whether to stay under the new terms or explore other housing options.

Some lease agreements may even include specific conditions about how and when rent can be adjusted, so it’s worth reading yours closely.

Without prior notice, a landlord cannot legally demand more money. Even in areas where rent control doesn’t apply, the rules around communication still do. The notice must be in writing—not just a quick text or verbal heads-up—to avoid disputes and ensure clarity on both sides.

If a landlord decides to raise the rent without notice, the increase may be unenforceable. And if they try to act on it by threatening eviction or cutting off services, tenants may have grounds to challenge it through the courts.

11: A Landlord Cannot Retaliate Against Tenants for Asserting Their Legal Rights

Speaking up shouldn’t cost you your home.

Yet some tenants worry that filing a complaint or reporting unsafe conditions might lead to rent hikes or even eviction. Ohio law makes it clear—retaliation is not only wrong, it’s illegal.

If you report a health and safety issue, file a claim for withheld repairs, or join a tenant organization, your landlord cannot respond by raising your rent payments, cutting off services, or trying to force you out of the rental property. These are considered retaliatory actions, and the law views them as serious violations of Ohio tenant rights.

Retaliation can also include reducing access to amenities, issuing sudden lease termination notices, or refusing to renew a rental agreement without cause, especially if it closely follows your decision to assert a legal right. The timing matters, and courts look closely at it.

Tenants don’t have to quietly accept these tactics. If a landlord takes retaliatory steps, you can use that as a defense in court during the eviction process. If proven, you may be entitled to damages, including attorney’s fees, and in some cases, continued possession of your residential premises.

Conclusion

Renting a home in Ohio comes with more than just a set of keys—it comes with clearly defined rights. From requiring proper notice for entry to protecting against retaliation and illegal evictions, Ohio landlord-tenant law draws the line on what landlords can and cannot do. These laws aren’t just about rules—they’re about fairness, safety, and your right to feel secure in your own space.

If you’re serving in the military, your housing rights go even further. Both Ohio law and the Servicemembers Civil Relief Act offer strong protections that landlords must respect.

When something doesn’t feel right, it probably isn’t. Understanding your rights is the first step—taking action is the next. If you believe your landlord may have overstepped, don’t hesitate to get legal advice.

Need to verify military status in connection with housing or legal proceedings? Use the trusted military verification tool at SCRACVS to ensure full compliance with the law.

FAQs

Can a landlord evict a tenant in Ohio without going to court?

No. Under Ohio landlord tenant law, all evictions must go through the formal eviction process. That means serving a written notice, filing a complaint in municipal or county court, and obtaining a court judgment before a sheriff can remove the tenant. If a landlord tries to evict someone without court involvement—such as changing locks or removing belongings—they are violating Ohio tenant rights and may face legal consequences.

Can a landlord lock you out in Ohio?

Absolutely not. Landlords in Ohio are prohibited from performing “self-help” evictions, which include locking tenants out of the rental property. The only lawful way to regain possession is through a court-ordered eviction. If a landlord fails to follow the legal process, tenants may be entitled to compensation and reinstatement to the residential premises.

Can a landlord retaliate against me for reporting code violations?

No. Ohio law strictly prohibits retaliation against tenants who exercise their legal rights, including reporting health and safety code violations. If a landlord responds to your complaint by raising rent, reducing services, or trying to evict you, that may be considered retaliatory conduct. Tenants can use this as a defense in court and may recover damages and attorney’s fees under Ohio tenant rights.

What do I do if my landlord refuses to make necessary repairs?

If your landlord ignores repair requests for essential services like electrical and plumbing fixtures or fails to meet basic health and safety standards, you can provide written notice and give them a reasonable time (usually 30 days) to fix the problem. If the issue remains unresolved, Ohio tenants may place rental payments into a separate rent escrow account with the court until repairs are completed, as permitted under Ohio Revised Code.

Is it legal for a landlord to shut off utilities if I am behind on rent?

No. Even if you owe unpaid rent, your landlord cannot shut off electricity, water, or heat to force you out. This is considered an illegal eviction tactic in Ohio. The proper route for landlords is to follow the court-approved eviction process. Tenants subjected to utility shut-offs may take legal action and could be entitled to damages for the unlawful act. Always review your rental agreement and document such incidents.