Ohio Rev. Code § 5321 § 5321.07
Failure of landlord to fulfill obligations - remedies of tenant.
Operative Text
(A) If a landlord fails to fulfill any obligation imposed upon him by section 5321.04 of the Revised Code, other than the obligation specified in division (A)(9) of that section, or any obligation imposed upon him by the rental agreement, if the conditions of the residential premises are such that the tenant reasonably believes that a landlord has failed to fulfill any such obligations, or if a governmental agency has found that the premises are not in compliance with building, housing, health, or safety codes that apply to any condition of the premises that could materially affect the health and safety of an occupant, the tenant may give notice in writing to the landlord, specifying the acts, omissions, or code violations that constitute noncompliance. The notice shall be sent to the person or place where rent is normally paid. (B) If a landlord receives the notice described in division (A) of this section and after receipt of the notice fails to remedy the condition within a reasonable time considering the severity of the condition and the time necessary to remedy it, or within thirty days, whichever is sooner, and if the tenant is current in rent payments due under the rental agreement, the tenant may do one of the following: (1) Deposit all rent that is due and thereafter becomes due the landlord with the clerk of the municipal or county court having jurisdiction in the territory in which the residential premises are located; (2) Apply to the court for an order directing the landlord to remedy the condition. As part of the application, the tenant may deposit rent pursuant to division (B)(1) of this section, may apply for an order reducing the periodic rent due the landlord until the landlord remedies the condition, and may apply for an order to use the rent deposited to remedy the condition. In any order issued pursuant to this division, the court may require the tenant to deposit rent with the clerk of court as provided in division (B)(1) of this section. (3) Terminate the rental agreement. (C) This section does not apply to any landlord who is a party to rental agreements that cover three or fewer dwelling units and who provides notice of that fact in a written rental agreement or, in the case of an oral tenancy, delivers written notice of that fact to the tenant at the time of initial occupancy by the tenant. (D) This section does not apply to a dwelling unit occupied by a student tenant.
Ohio Rev. Code § 5321.07 establishes a formal process by which a tenant can respond when a landlord fails to meet obligations set out in Ohio Rev. Code § 5321.04 or the rental agreement. After providing written notice to the landlord specifying the problem, and if the landlord does not remedy the condition within a reasonable time or thirty days (whichever is sooner), the tenant gains access to specific legal remedies. These remedies include depositing rent with a court clerk, seeking a court order to compel repairs or reduce rent, or terminating the rental agreement. The provision does not apply to landlords with three or fewer units who give proper notice, or to student tenants.
Plain English — not legal advice.
Under Ohio Rev. Code § 5321.07, landlords who receive written notice of a claimed code violation or unmet obligation are expected to address the identified condition promptly—within a reasonable time given the severity, and no later than thirty days. Operators who manage more than three dwelling units should treat written tenant notices as time-sensitive and document their remediation efforts. Landlords with three or fewer units may be exempt from this section if they provide the required written notice of that fact to tenants at the outset of the tenancy.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Ohio Rev. Code § 5321.07 gives tenants who are current on rent a set of remedies when a landlord fails to fix a problem after receiving proper written notice. Those remedies include depositing rent with a court clerk, asking a court to order repairs or reduce rent, or ending the tenancy. Tenants can learn more about how to use these options by contacting a local tenant-rights organization or legal aid office.
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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