Ohio Lease Agreement

Published Dec 09, 2025
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An Ohio Lease Agreement is a legal contract that outlines the rental terms, obligations, and conditions agreed upon by a landlord and tenant when leasing property in Ohio.

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OHIO LEASE AGREEMENT

THIS LEASE AGREEMENT (hereinafter referred to as the "Agreement") is entered into on the , by and between:

LANDLORD:
(hereinafter referred to as "Landlord"), with a mailing address of:

AND

TENANT(S):
(hereinafter referred to as "Tenant").

I. PROPERTY

The Landlord agrees to lease to the Tenant, and the Tenant agrees to lease from the Landlord, the real property and improvements located at the following address (hereinafter referred to as the "Premises"):

Street Address:
City:
State: Ohio
Zip Code:

II. TERM

The term of this Agreement shall be (check one):

III. RENT

The Tenant agrees to pay the Landlord rent in the amount of $ per month.

The rent shall be due on the day of each month (the "Due Date").

Rent shall be paid by the following method(s):

IV. LATE FEES AND RETURNED CHECKS

If rent is not received by the Landlord within days after the Due Date, the Tenant agrees to pay a late fee of $.

If any check offered by the Tenant to the Landlord in payment of rent or any other amount due under this Agreement is returned for lack of sufficient funds, a "stop payment," or any other reason, the Tenant shall pay the Landlord a returned check fee of $.

V. SECURITY DEPOSIT

Upon execution of this Agreement, the Tenant shall deposit with the Landlord the sum of $ as security for any damage caused to the Premises during the term hereof.

A. Interest on Deposit (Ohio Revised Code § 5321.16):
If the security deposit is in excess of one month's rent and the Tenant occupies the Premises for more than six (6) months, the Landlord shall pay interest on the excess amount at the rate of five percent (5%) per annum.

B. Return of Deposit:
Pursuant to Ohio Revised Code § 5321.16(B), any deduction from the security deposit shall be itemized and identified by the Landlord in a written notice delivered to the Tenant together with the amount due, within thirty (30) days after termination of the rental agreement and delivery of possession.

VI. UTILITIES

The parties agree that utilities shall be the responsibility of the following:

Electricity:


Gas/Heat:

Water/Sewer:

Trash:

Internet/Cable:

VII. OCCUPANTS

The Premises shall be occupied only by the Tenant and the following individuals:

VIII. USE OF PREMISES

The Tenant shall use the Premises for residential purposes only. The Tenant shall not use the Premises for any illegal or unlawful purpose. The Tenant shall not engage in any activity that disturbs the peace and quiet of other tenants or neighbors.

IX. MAINTENANCE AND REPAIR

A. Landlord's Obligations (Ohio Revised Code § 5321.04):
The Landlord shall:
1. Comply with the requirements of all applicable building, housing, health, and safety codes.
2. Make all repairs and do whatever is reasonably necessary to put and keep the Premises in a fit and habitable condition.
3. Keep all common areas of the Premises in a safe and sanitary condition.
4. Maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, and air conditioning fixtures and appliances.

B. Tenant's Obligations (Ohio Revised Code § 5321.05):
The Tenant shall:
1. Keep that part of the Premises that the Tenant occupies and uses safe and sanitary.
2. Dispose of all rubbish, garbage, and other waste in a clean, safe, and sanitary manner.
3. Use and operate all electrical and plumbing fixtures properly.
4. Personally refrain and forbid any other person who is on the Premises with the Tenant's permission from intentionally or negligently destroying, defacing, damaging, or removing any fixture, appliance, or other part of the Premises.
5. Maintain the smoke detectors in good working order.

X. RIGHT OF ENTRY

Pursuant to Ohio Revised Code § 5321.04(A)(8), the Landlord may enter the Premises to inspect the Premises, make necessary or agreed repairs, decorations, alterations, or improvements, supply necessary or agreed services, or exhibit the Premises to prospective or actual purchasers, mortgagees, tenants, workmen, or contractors.

Except in the case of an emergency or if it is impracticable to do so, the Landlord shall give the Tenant reasonable notice of intent to enter and enter only at reasonable times. Twenty-four (24) hours is presumed to be reasonable notice in the absence of evidence to the contrary.

XI. PETS

(Check one)

XII. LEAD-BASED PAINT DISCLOSURE

Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose health hazards if not managed properly.

The Premises was built (check one):

XIII. DEFAULT AND TERMINATION

If the Tenant fails to pay rent when due, or violates any other term of this Agreement, the Landlord may terminate this Agreement in accordance with Ohio law.

A. Non-Payment of Rent:
If the Tenant is in default for non-payment of rent, the Landlord may initiate eviction proceedings pursuant to Ohio Revised Code Chapter 1923.

B. Drug Offenses:
Pursuant to Ohio Revised Code § 5321.17, the Landlord may terminate this Agreement if the Tenant or any occupant is involved in the illegal use, manufacture, or distribution of controlled substances on the Premises.

XIV. GOVERNING LAW

This Agreement shall be governed by and construed in accordance with the laws of the State of Ohio.

XV. ADDITIONAL TERMS AND CONDITIONS

Additional provisions of this Agreement are:

XVI. ENTIRE AGREEMENT

This Agreement constitutes the entire agreement between the parties and supersedes all prior understandings, agreements, or representations. This Agreement may only be modified in writing and signed by both parties.

XVII. SEVERABILITY

If any provision of this Agreement is held to be invalid or unenforceable, the remaining provisions shall remain in full force and effect.

SIGNATURES

LANDLORD:
Signature: _________________________
Print Name: _______________
Date:

TENANT:
Signature: _________________________
Print Name: _______________
Date:

*Note: Under Ohio Revised Code § 5301.01, any lease for a term of three (3) years or more must be acknowledged by a notary public.*

What is a Ohio Lease Agreement?

An Ohio Lease Agreement is a legally binding contract executed between a landlord (lessor) and a tenant (lessee) regarding the rental of property within the state of Ohio. This document outlines the specific terms and conditions under which the tenant is granted the right to occupy the premises in exchange for monetary compensation, usually in the form of monthly rent. The agreement serves as the foundational legal instrument for the tenancy, defining the duration of the lease, financial obligations, and the respective rights and responsibilities of both parties to ensure compliance with state property and contract laws.

Legal Framework and Statutes

The landlord-tenant relationship in this jurisdiction is primarily governed by the Ohio Landlord-Tenant Act, which is codified in Chapter 5321 of the Ohio Revised Code (ORC). These statutes establish the minimum duties for both parties, regardless of what is written in the contract. For instance, landlords are legally obligated to maintain the property in a fit and habitable condition, complying with all building, housing, health, and safety codes. Conversely, tenants are required to keep the premises sanitary and refrain from damaging the property.

In addition to state statutes, federal laws such as the Fair Housing Act apply, prohibiting discrimination in housing based on race, color, religion, sex, familial status, national origin, or disability. For residential properties constructed prior to 1978, federal regulations under Title X also mandate that landlords provide a disclosure regarding the presence of lead-based paint and lead-based paint hazards.

Security Deposit Regulations

Ohio law provides specific guidelines regarding security deposits, although it does not impose a statutory limit on the maximum amount a landlord may charge. According to ORC § 5321.16, if a security deposit exceeds the amount of one month's rent, the landlord is required to pay interest on the excess amount at a rate of 5% per annum, provided the tenant remains in possession of the premises for six months or more. Upon the termination of the lease agreement, the landlord has a strict thirty-day window to return the security deposit to the tenant. If any deductions are made for damages beyond normal wear and tear or unpaid rent, an itemized list of these deductions must be provided within that same thirty-day period.

Required Elements of a Valid Ohio Lease Agreement

For a rental contract to be enforceable and legally sound within the state courts, it generally includes specific disclosures and contractual elements. While oral agreements can be valid for short terms, written contracts are standard for clarity and evidence.

  • Identification of Parties: Full legal names of the landlord and all adult tenants.
  • Property Description: The full address and specific unit number of the rental premises.
  • Term of Tenancy: The start date and end date of the lease, or specifications for a month-to-month arrangement.
  • Rent Specifics: The total amount due, the due date, acceptable payment methods, and where payment should be sent.
  • Owner Disclosure: The name and address of the property owner and any agent authorized to manage the property or receive service of process.
  • Lead-Based Paint Disclosure: Required attachment for homes built before 1978.

Landlord Right of Entry

Privacy rights and the landlord's ability to access the property are balanced under Ohio Revised Code § 5321.04. A landlord must provide the tenant with reasonable notice before entering the dwelling unit to inspect the premises, make necessary or agreed repairs, supply services, or show the unit to prospective buyers or tenants. While the statute does not explicitly define "reasonable notice" in hours, twenty-four hours is the standard accepted by Ohio courts, and entry must occur at reasonable times. Exceptions to the notice requirement are made in cases of emergency, such as fire or severe flooding, where immediate access is necessary to protect the property or safety of occupants.

Lease Duration and Notarization

Ohio distinguishes between short-term and long-term lease agreements regarding formal execution requirements. Standard residential leases for one year or less do not require notarization to be valid. However, under the Ohio Statute of Frauds and ORC § 5301.01, any lease agreement with a term exceeding three years must be in writing and acknowledged by the landlord before a notary public or another official authorized to certify acknowledgments. Failure to notarize a lease longer than three years may result in the lease being treated as a month-to-month tenancy in a court of law.

Frequently Asked Questions

Ohio law does not impose a specific cap on the amount a landlord can charge for late rent fees. However, courts generally require that late fees be reasonable and related to the actual damages or administrative costs incurred by the landlord due to the late payment.
There is no mandatory grace period required by Ohio state law. Rent is legally due on the date specified in the lease agreement, and a landlord may technically begin eviction proceedings immediately after a missed payment unless the lease specifies otherwise.
Tenants cannot unilaterally stop paying rent; however, Ohio allows for a rent escrow process. If a landlord fails to remedy a significant health or safety violation within a reasonable time, the tenant may deposit their rent with the local municipal or county court clerk until the repairs are made.
Yes, oral leases are generally valid for tenancies of less than one year. However, they are difficult to enforce due to a lack of physical evidence regarding the terms, making written agreements the standard recommendation for legal security.
Under ORC § 5321.17, either the landlord or the tenant must provide at least thirty days' notice prior to the periodic rental date to terminate a month-to-month tenancy.
A landlord may only enter without permission or notice in genuine emergency situations. For all other routine inspections or repairs, reasonable notice (typically 24 hours) is legally required.

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