Ohio Rev. Code § 4781 § 4781.36
Whistleblower protection.
Operative Text
(A) Subject to section 4781.37 of the Revised Code, a park operator shall not retaliate against a resident by increasing the resident's rent, decreasing services that are due to the resident, refusing to renew or threatening to refuse to renew the rental agreement with the resident, or bringing or threatening to bring an action for possession of the resident's premises because: (1) The resident has complained to an appropriate governmental agency of a violation of a building, housing, health, or safety code that is applicable to the premises, and the violation materially affects health and safety; (2) The resident has complained to the park operator of any violation of section 4781.38 of the Revised Code; (3) The resident joined with other residents for the purpose of negotiating or dealing collectively with the park operator on any of the terms and conditions of a rental agreement. (B) If a park operator acts in violation of division (A) of this section, the resident may: (1) Use the retaliatory action of the park operator as a defense to an action by the park operator to recover possession of the premises; (2) Recover possession of the premises; (3) Terminate the rental agreement. In addition, the resident may recover from the park operator any actual damages together with reasonable attorneys fees. (C) Nothing in division (A) of this section prohibits a park operator from increasing the rent to reflect the cost of improvements installed by the park operator in or about the premises or to reflect an increase in other costs of operation of the premises.
Ohio Rev. Code §§ 4781.36–4781.52 prohibits manufactured home park operators from retaliating against residents who report code violations to government agencies, complain to the park operator about statutory violations, or organize collectively with other residents. Prohibited retaliatory acts include rent increases, service reductions, refusal to renew a rental agreement, and eviction threats or proceedings. The law also carves out a legitimate exception: rent increases that reflect the actual cost of improvements or rising operational expenses are not considered retaliation.
Plain English — not legal advice.
Under Ohio Rev. Code §§ 4781.36–4781.52, compliant park operators document the independent, non-retaliatory business reasons behind any rent increase, service change, or non-renewal decision—particularly when a resident has recently filed a complaint or joined a resident group. Operators who raise rents to cover genuine improvement costs or increased operating expenses should maintain clear records showing that connection, as the statute expressly permits such increases. Keeping contemporaneous documentation of business decisions helps demonstrate that actions were taken for legitimate operational reasons rather than in response to protected resident activity.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Ohio Rev. Code §§ 4781.36–4781.52 gives manufactured home park residents legal protection when they report health or safety code violations to a government agency, raise concerns about statutory violations with their park operator, or join with neighbors to negotiate collectively. If a park operator responds with a rent hike, service cut, non-renewal, or eviction action, a resident may raise the retaliation as a defense in any eviction proceeding, seek to recover possession of the premises, terminate the rental agreement, and pursue actual damages plus reasonable attorneys' fees. Residents who believe they are experiencing retaliation may consider contacting a local tenant-rights organization or legal aid office to understand the options available under this provision.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 9, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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