Free Ohio Property Management Agreement Template

Last reviewed September 2026

Written by LawLease Editorial

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Ohio Property Management Agreement

This Property Management Agreement is built with Ohio as the governing state. These are the Ohio landlord-tenant rules that most often bear on it, with the statute for each.

Ohio rules at a glance

Ohio rules for a Property Management Agreement
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)
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)).
Landlord entry	Reasonable notice; 24 hours is presumed reasonableR.C. 5321.04(A)(8)
Late fees	No statutory cap; must be reasonable and stated in the lease

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).

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)).

Ohio Property Management 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.

Property Management Agreement in other states

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