Ohio Habitability and Landlord Repair Duties

ORC 5321.04(A) requires the landlord to comply "with the requirements of all applicable building, housing, health, and safety codes that materially affect health and safety"; to "[m]ake all repairs and do whatever is reasonably necessary to put and keep the premises in a fit and habitable condition"; to keep common areas safe; maintain electrical, plumbing, heating and air-conditioning systems; and supply running water, reasonable hot water, and reasonable heat. When a landlord fails these duties, ORC 5321.07 lets a tenant who is current on rent give written notice and, if the landlord does not remedy within a reasonable time not exceeding 30 days, deposit rent with the clerk of the municipal or county court, ask the court to order repairs or a rent reduction, or terminate the agreement. ORC 5321.07 applies to landlords of more than three units.

A tenant may escrow rent with the clerk of court, obtain a court order for repairs or a rent reduction, or terminate the lease under ORC 5321.07. Local housing-code enforcement may impose separate penalties; ORC 5321.04 sets no fixed fine.