Ohio landlord repair laws
What your landlord is required to fix, how long they have once you put it in writing, and what Ohiolaw lets you do if they don't.
The deadline
30 days after written notice
Under ORC § 5321.07(A), you must remedy the condition within a reasonable time considering its severity and the time necessary to remedy it, or within thirty days, whichever is sooner.
ORC § 5321.04 · ORC § 5321.07
What your landlord must maintain
Under ORC § 5321.04, a landlord must comply with building, housing, health and safety codes materially affecting health and safety, keep the premises in a fit and habitable condition, maintain electrical, plumbing, sanitary, heating and air-conditioning fixtures and appliances in good working order, and supply running water, reasonable hot water and heat.
Conditions the statute covers
- ✓No working heat
- ✓No running water
- ✓No hot water
- ✓Electrical system not working or unsafe
- ✓Plumbing not in working order
- ✓Sewage backup or unsanitary conditions
- ✓Air conditioning not working (where supplied)
- ✓Supplied appliances not working — stove, refrigerator
- ✓Unsafe floors, stairs, railings, ceiling, or roof
- ✓Roof, window, or plumbing leak causing damage
- ✓Mold growth
- ✓Rodent or insect infestation
- ✓Common areas unsafe or unsanitary
- ✓No garbage receptacles or removal
- ✓Broken exterior door, window, or lock
- ✓Building or housing code violation
What you can do about it
Once written notice has been given and the statutory period has passed, you may deposit all rent due with the clerk of the municipal or county court, apply to that court for an order reducing rent or using the deposited rent to remedy the condition, or terminate the rental agreement — each of which § 5321.07(B) makes available once this written notice has been given.
Ohio has no repair-and-deduct remedy. Paying for a repair and subtracting the cost from your rent is not authorized here, and doing it anyway can put your tenancy at risk. Use the remedies the statute actually provides.
Retaliation is illegal
ORC § 5321.02 prohibits retaliation, and a tenant may recover actual damages together with reasonable attorney's fees, in addition to using it as a defense to an action for possession.
Limits and exceptions
Under § 5321.07(C) these remedies do not apply to a landlord who is party to rental agreements covering three or fewer dwelling units and who has so notified the tenant in writing; § 5321.07(D) excludes student tenancies. The tenant must also be current in rent.
Put it in writing — the way the statute expects
We'll write your notice citing ORC § 5321.04, the deadline it gives your landlord, and what happens if they miss it. Free to generate and download. If you want it sent USPS Certified Mail with tracking, we do that too.
Write my Ohio repair noticeCommon questions
- How long does a landlord have to make repairs in Ohio?
- Under ORC § 5321.07(A), you must remedy the condition within a reasonable time considering its severity and the time necessary to remedy it, or within thirty days, whichever is sooner. That clock starts when your landlord receives written notice — which is why how you send it matters.
- Can I withhold rent or repair it myself in Ohio?
- Ohio does not provide a repair-and-deduct remedy — paying for a repair and subtracting it from rent is not something the statute allows here, and doing it can put your tenancy at risk. Your remedies are deposit all rent due with the clerk of the municipal or county court, apply to that court for an order reducing rent or using the deposited rent to remedy the condition, or terminate the rental agreement — each of which § 5321.07(B) makes available once this written notice has been given.
- Can my landlord retaliate if I ask for repairs in Ohio?
- ORC § 5321.02 prohibits retaliation, and a tenant may recover actual damages together with reasonable attorney's fees, in addition to using it as a defense to an action for possession.
- Do I have to put a repair request in writing in Ohio?
- Yes — and it is the single most important step. Under ORC § 5321.07, the landlord's obligations and your remedies run from written notice. A text message or a phone call generally leaves you arguing about whether and when your landlord was told.
Moving out of this Ohio rental?
Ohio gives your landlord 30 days to return your security deposit under Ohio Rev. Code § 5321.16. See the deposit rules →
Verified against Ohio's published statute text on August 11, 2026 — read the statute yourself. General information, not legal advice. We are not a law firm.