Free Ohio Lease & Rental Agreement

Last updated September 27, 2026

Written by LawLease Editorial

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Ohio Residential Lease Agreement

A Ohio residential lease (also called a Ohio rental agreement) sets the rent, term and house rules for a home rental. An Ohio residential lease is governed by the Ohio Landlord-Tenant Act, Chapter 5321 of the Revised Code, with evictions (“forcible entry and detainer”) handled under Chapter 1923. Ohio sets no deposit cap but requires interest on large deposits and a 30-day itemized return, presumes 24 hours to be reasonable entry notice, and bars local rent control.

Ohio landlord–tenant law at a glance

Ohio residential lease law summary
Security deposit limit	No statutory cap; 5% interest on the portion above the greater of $50 or one month’s rent if the tenant stays 6+ monthsR.C. 5321.16(A)
Deposit return	30 days after termination and delivery of possession, with an itemized written noticeR.C. 5321.16(B)
Late fees	No statutory cap; must be reasonable and stated in the lease
Rent-increase notice	No statute — the lease controls; a month-to-month change in practice needs 30 days
Landlord entry	Reasonable notice; 24 hours is presumed reasonableR.C. 5321.04(A)(8)
Month-to-month termination	30 days before the periodic rental date (7 days for week-to-week)R.C. 5321.17
Eviction notice	3-day notice to leave the premises, with statutory warning languageR.C. 1923.04
Rent control	Prohibited statewideR.C. 5321.19

Security deposits in Ohio

Ohio places no limit on the amount of a residential security deposit. What the law regulates is interest on large deposits and the return process.

Interest — Any deposit above $50 or one month’s periodic rent, whichever is greater, earns interest on the excess at 5% a year if the tenant stays six months or more; the landlord computes and pays it annually (R.C. 5321.16(A)). A deposit of one month’s rent or less earns no statutory interest.
Permitted deductions — The deposit may be applied to past-due rent and to damages caused by the tenant’s failure to meet their statutory duties or the lease (R.C. 5321.16(B)).
Return — Any deduction must be itemized in a written notice delivered with the amount due within 30 days after the rental agreement ends and possession is delivered (R.C. 5321.16(B)).
Forwarding address — The tenant must give the landlord a forwarding address in writing. A tenant who doesn’t loses the right to the double-damages and attorney’s-fee remedy (R.C. 5321.16(B)).
Wrongful withholding — A landlord who doesn’t comply owes the money wrongfully withheld, plus damages equal to that amount and reasonable attorney’s fees (R.C. 5321.16(C)).

Rent, late fees & rent increases

Late fees — Ohio has no statute capping late fees or requiring a grace period. Ohio courts review late fees for reasonableness, and a fee that bears no relation to the landlord’s actual cost risks being struck as a penalty — so state it clearly in the lease and keep it proportionate.
Rent increases — Ohio sets no rent-increase notice period. Rent is fixed for a lease’s term unless the lease says otherwise; for a month-to-month tenancy, a change takes effect only on a new rental period, and because the tenancy itself can be ended on 30 days’ notice, 30 days is the practical minimum (R.C. 5321.17(B)).
Rent control — Since September 23, 2022, no county, township or municipality may enact or enforce rent control or rent stabilization for private residential property (R.C. 5321.19).
Retaliatory increases — A landlord can’t raise rent in retaliation for a code complaint, a complaint to the landlord, or tenant organizing — though increases reflecting improvements or higher operating costs are allowed (R.C. 5321.02).

Landlord entry & access

Except in an emergency or where it is impracticable, an Ohio landlord must give the tenant reasonable notice of the intent to enter and enter only at reasonable times. Twenty-four hours is presumed to be reasonable notice unless shown otherwise (R.C. 5321.04(A)(8)). The landlord may not abuse the right of access.

The tenant, in turn, may not unreasonably withhold consent for the landlord to enter to inspect, make repairs, supply agreed services, or show the unit to prospective buyers, tenants or contractors (R.C. 5321.05).

Ending an Ohio tenancy

Notice to end an Ohio periodic tenancy (R.C. 5321.17)
Week-to-week	7 days before the termination date
Month-to-month	30 days before the periodic rental date

Eviction notice — Before filing a forcible entry and detainer action, the landlord must serve a notice to leave the premises at least three days beforehand — by certified mail, in person, or at the tenant’s residence — containing the statutory warning: “You are being asked to leave the premises. If you do not leave, an eviction action may be initiated against you. If you are in doubt regarding your legal rights and obligations as a tenant, it is recommended that you seek legal assistance.” (R.C. 1923.04).
Health and safety breaches — If a tenant fails a statutory duty that materially affects health and safety, the landlord may serve a written notice that the lease will end on a date at least 30 days after receipt unless the tenant remedies it (R.C. 5321.11).
Drug activity — Where the landlord knows or reasonably believes the tenant or household is engaged in drug offenses on the premises, the landlord must terminate on three days’ notice and promptly begin eviction (R.C. 5321.17(C), 5321.04(A)(9)).
Military — Landlords must honor servicemembers’ rights under the federal Servicemembers Civil Relief Act (R.C. 5321.04(A)(10); 50 U.S.C. §3955).
Note — Ohio has no statute letting a domestic-violence survivor end a lease early; any such right must come from the lease itself or federal housing-program rules.

Required disclosures in Ohio

Ohio does not require state-specific radon, mold, bedbug or flood disclosures for ordinary residential leases.

Owner and agent — Every written lease must state the name and address of the owner and of the owner’s agent, if any; an entity owner must give its principal place of business. If the landlord omits this, the tenant’s notice requirements for repair remedies are waived (R.C. 5321.18).
Lead-based paint — Federal lead warning and known-hazard disclosure for housing built before 1978 (42 U.S.C. §4852d).
Small-landlord rent-escrow notice — A landlord with three or fewer dwelling units can opt out of the tenant rent-escrow remedy — but only by giving written notice of that fact in the lease or at move-in (R.C. 5321.07(C)).

Habitability & repairs

An Ohio landlord must comply with building, housing, health and safety codes materially affecting health and safety; make repairs to keep the premises fit and habitable; keep common areas safe and sanitary; maintain electrical, plumbing, heating, ventilating and air-conditioning fixtures and appliances in good working order; provide trash receptacles in buildings of four or more units; and supply running water, reasonable hot water and reasonable heat (R.C. 5321.04(A)).

If the landlord doesn’t fix a problem within a reasonable time — at most 30 days — after written notice, a tenant who is current on rent may deposit rent with the clerk of court, ask the court to order repairs or reduce rent, or terminate the lease (R.C. 5321.07). The escrow remedy doesn’t apply to student housing or to small landlords who properly opt out.

Tenant protections you can’t waive

No waiver — No provision of Chapter 5321 may be modified or waived by the lease (R.C. 5321.13(A)).
No confession of judgment or fee-shifting — A lease can’t include a warrant of attorney to confess judgment, and an agreement to pay the landlord’s or tenant’s attorney’s fees isn’t recognized in a residential lease (R.C. 5321.13(B)–(C)).
No exculpation — A tenant can’t agree to excuse or limit the landlord’s legal liability or to indemnify the landlord for it (R.C. 5321.13(D)).
No self-help eviction — Cutting off utilities, locking a tenant out, or seizing belongings to recover possession or rent is prohibited; the landlord is liable for all damages plus attorney’s fees (R.C. 5321.15).
No retaliation — A landlord can’t raise rent, reduce services or evict because the tenant reported code violations, complained to the landlord, or joined a tenant organization (R.C. 5321.02).

Ohio lease agreement FAQs

How much can a landlord charge for a security deposit in Ohio?

Ohio has no statutory cap. If the deposit exceeds $50 or one month’s rent (whichever is greater) and the tenant stays six months or more, the landlord must pay 5% annual interest on the excess (R.C. 5321.16(A)).

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

30 days after the lease ends and the tenant returns possession, with an itemized written notice of any deductions. A landlord who wrongfully withholds owes the amount plus an equal amount in damages and attorney’s fees — provided the tenant gave a forwarding address in writing (R.C. 5321.16(B)–(C)).

Is there a cap on late fees in Ohio?

No statute caps late fees or requires a grace period in Ohio. Courts do review late fees for reasonableness, so the fee should be written into the lease and proportionate to the landlord’s actual cost of late payment.

How much notice does an Ohio landlord need to enter?

Reasonable notice, entering only at reasonable times — 24 hours is presumed reasonable. No notice is needed in an emergency (R.C. 5321.04(A)(8)).

How much notice is required to end a month-to-month lease in Ohio?

At least 30 days before the periodic rental date, from either side. A week-to-week tenancy needs 7 days’ notice (R.C. 5321.17).

What eviction notice is required in Ohio?

A written 3-day notice to leave the premises, served before filing and containing the exact statutory warning language (R.C. 1923.04). For certain health-and-safety breaches, a separate 30-day notice to remedy applies (R.C. 5321.11).

Does an Ohio lease need to be notarized?

Not for an ordinary lease. A lease of three years or less needs no acknowledgment or recording (R.C. 5301.08); leases longer than three years must be signed and acknowledged like a deed.

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