Landlord repairs in Ohio

The landlord must comply with building, housing, health and safety codes that materially affect health and safety, make all repairs and do whatever is reasonably necessary to keep the premises fit and habitable, keep common areas safe and sanitary, and keep supplied electrical, plumbing, sanitary, heating, ventilating and air-conditioning fixtures, appliances and elevators in good and safe working order (§ 5321.04(A)). (Ohio Rev. Code § 5321.04(A))

Ohio law names these:

• running water
• reasonable amounts of hot water
• reasonable heat at all times
• working electrical, plumbing, sanitary, heating, ventilating and air-conditioning fixtures and appliances supplied by the landlord
• working elevators
• garbage receptacles and removal (buildings with 4+ units under the landlord's agreements)
• safe and sanitary common areas

To use rent escrow, a court order or termination, the tenant must give written notice to the landlord specifying the problems, sent to the person or place where rent is normally paid, and must be current on rent (§ 5321.07(A)–(B)). (Ohio Rev. Code § 5321.07(A))

The notice must be in writing. Write a Ohio repair request letter.

After written notice, the landlord must remedy the condition within a reasonable time considering its severity and the time needed to fix it, or within 30 days, whichever is sooner (§ 5321.07(B)). Ohio Legal Help notes emergency repairs (like no heat in winter) must be done faster, but the statute sets no specific shorter number.

Law: Ohio Rev. Code § 5321.07(B)

Not addressed by state law. No Ohio statute allows repair and deduct. Ohio Legal Help says tenants generally cannot make repairs themselves and deduct the cost from rent; the statutory route is rent escrow, where a court may order deposited rent used to fix the condition (§ 5321.07(B)(2)).

Law:

Ohio Rev. Code § 5321.07(B)(2)

Not allowed. Tenants may not simply withhold rent; Ohio Legal Help says to use rent escrow instead, and a tenant who stops paying can be evicted (§ 5321.03(A)(1) allows eviction for nonpayment even after a complaint).

Law:

Ohio Rev. Code § 5321.03(A)(1)

The tenant may give written notice if the landlord fails a § 5321.04 or lease obligation, the tenant reasonably believes it has, or a government agency has found the premises out of compliance with building, housing, health or safety codes that could materially affect health and safety (§ 5321.07(A)). If the landlord does not fix the problem within a reasonable time or 30 days (whichever is sooner) after written notice, and the tenant is current on rent, the tenant may deposit all rent with the clerk of the municipal or county court; the clerk notifies the landlord and holds it in escrow (1% fee). The tenant may also ask the court to order repairs, reduce rent until repairs are made, or use deposited rent for repairs. Not available against landlords of 3 or fewer units who gave written notice of that fact, or for student tenants (§§ 5321.07–5321.10). The landlord may apply to the court for release of escrowed rent if the condition was remedied, there was no violation, the tenant did not give proper notice, or the tenant was not current on rent when deposits began (§ 5321.09). (Ohio Rev. Code §§ 5321.07–5321.10)

Allowed with limits. After written notice and the landlord's failure to remedy within a reasonable time or 30 days (whichever is sooner), a tenant current on rent may terminate the rental agreement (§ 5321.07(B)(3)). Same exceptions as escrow (small landlords with written notice of 3 or fewer units; student tenants).

Law:

Ohio Rev. Code § 5321.07(B)(3)

Court application for an order directing repairs and reducing rent until fixed (§ 5321.07(B)(2)); the tenant may recover damages for the landlord's violation of § 5321.04 (§ 5321.03(B)).

A landlord may not raise rent, cut services, or bring or threaten an eviction because the tenant complained to a government agency about a code violation, complained to the landlord about a § 5321.04 violation, or joined a tenant group. The tenant may use retaliation as a defense, recover possession or terminate, plus actual damages and attorney's fees. No presumption period is set. Eviction for unpaid rent is still allowed (§§ 5321.02–5321.03). (Ohio Rev. Code § 5321.02)

Ohio Legal Help advises asking the local code enforcement office (if one exists in your area) for a home inspection; inspectors can order the landlord to make repairs.

• Rent escrow and the § 5321.07 remedies do not apply to landlords with 3 or fewer units who disclose that in a written lease (or in written notice at move-in for oral tenancies), or to student tenants in college housing (§ 5321.07(C)–(D)).
• If the landlord sues to release escrowed rent, trial must be held within 60 days; a tenant who acted in bad faith or caused the condition can owe damages and costs (§ 5321.09).
• Ohio Legal Help: pay escrow rent to the court 2–3 business days before it is due and keep paying it there every month until the repair is done.

• Ohio repair request letter (free, runs in your browser)
• Breaking a lease in Ohio: notice periods and early-termination rights
• Ohio eviction notice rules: what a notice for unpaid rent requires

• Ohio Rev. Code § 5321.04 Landlord obligations Retrieved October 14, 2026.
• Ohio Rev. Code § 5321.07 Tenant remedies (rent escrow) Retrieved October 14, 2026.
• Ohio Rev. Code § 5321.08 Clerk escrow account Retrieved October 14, 2026.
• Ohio Rev. Code § 5321.09 Landlord application for release Retrieved October 14, 2026.
• Ohio Rev. Code § 5321.02 Retaliation Retrieved October 14, 2026.
• Ohio Rev. Code § 5321.03 Landlord actions notwithstanding retaliation Retrieved October 14, 2026.
• Ohio Legal Help: Getting your landlord to make repairs Retrieved October 14, 2026.

Laws change. This page was checked against the sources above on October 14, 2026. It is legal information, not legal advice; before withholding rent or ending a lease, contact your state's legal aid. See our methodology.