Ohio Residential Lease Agreement: Free Template and ORC Chapter 5321 Rules

Residential Lease Agreement (Ohio)

This Residential Lease Agreement (“Lease”) is made on [Date] for residential premises in the State of Ohio between the Landlord and the Tenant(s) named below. It is governed by Chapter 5321 of the Ohio Revised Code.

1. Parties and Owner Disclosure (Ohio Rev. Code § 5321.18)

Owner: [Full Legal Name], [Address]. [If the owner is an entity: principal place of business in [County] County, or in Ohio: [Address]; person in charge: [Name].]

Owner’s agent, if any: [Name], [Address]. [If an entity: principal place of business and person in charge.]

Tenant(s): [Tenant 1 Full Legal Name], [Tenant 2 Full Legal Name], [Additional Tenants]
Phone: [Phone] E-mail: [E-mail]
Each Tenant is jointly and severally liable for all obligations under this Lease.

2. Premises

Address: [Street Address, Unit, City, Ohio, ZIP] County: [County]
Type: ☐ Single-family home ☐ Apartment ☐ Duplex unit ☐ Condominium ☐ Other: [Description]
Parking: [Assigned space(s), garage, or “None”] Appliances included: [List]

3. Term

☐ Fixed term. Begins [MM/DD/YYYY] and ends on [MM/DD/YYYY].
☐ Month to month. Begins [MM/DD/YYYY].

Either party may end or decline to renew a month-to-month tenancy by notice given at least 30 days before the periodic rental date (§ 5321.17(B)). At the end of the fixed term, this Lease ☐ ends ☐ continues month to month, unless either party gives written notice at least [30] days before the end date.

4. Rent

Monthly rent: $[Amount], due on or before the [1st] day of each month.
Where and how to pay: [Address, portal or account; accepted methods]. Rent is paid to the person or place stated here, which is also where the Tenant sends written notices about repairs (§ 5321.07(A)).

5. Late Fee

If rent is not received by the [5th] day of the month, the Tenant will pay a late fee of $[Amount], which the parties agree is a reasonable estimate of the Landlord’s costs of late payment. Returned payment fee: $[Amount].

6. Security Deposit (Ohio Rev. Code § 5321.16)

Security deposit: $[Amount].

If the deposit exceeds $50 or one month’s rent, whichever is greater, and the Tenant remains in possession for six months or more, the excess earns interest at 5% per year, computed and paid annually to the Tenant.

After this Lease ends and the Tenant returns possession, the Landlord may apply the deposit to past-due rent and to damages caused by the Tenant’s failure to meet the Tenant’s obligations or this Lease. Within 30 days, the Landlord will deliver a written, itemized list of any deductions with the amount due to the Tenant. The Tenant must give the Landlord a forwarding address in writing; a Tenant who does not is not entitled to damages or attorney fees for late return.

7. Occupants and Use

The Premises will be used only as a private residence by the Tenant(s) and these occupants: [Names, or “None”]. Guests may not stay more than [Number] consecutive nights without the Landlord’s written consent. The Tenant may not sublet or assign this Lease without the Landlord’s prior written consent.

8. Utilities

Paid by the Landlord: ☐ Water ☐ Sewer ☐ Trash ☐ Gas ☐ Electricity ☐ Other: [Description]
Paid by the Tenant: all other utilities. The Landlord will not terminate utilities or services to recover possession (§ 5321.15).

9. Landlord’s and Tenant’s Obligations (§§ 5321.04, 5321.05)

The Landlord will comply with building, housing, health and safety codes that materially affect health and safety; make repairs needed to keep the Premises fit and habitable; keep common areas safe and sanitary; maintain supplied electrical, plumbing, sanitary, heating, ventilating and air-conditioning fixtures and appliances; and supply running water, reasonable hot water and reasonable heat. If the building has four or more units, the Landlord will provide and maintain garbage receptacles and arrange for removal.

The Tenant will keep the Premises safe and sanitary, dispose of waste properly, keep plumbing fixtures clean, use electrical and plumbing fixtures properly, not damage the Premises, keep in working order any appliances this Lease requires the Tenant to maintain: [list, or “None”], and not disturb neighbors.

Rent escrow notice (§ 5321.07(C)). ☐ The Landlord is a party to rental agreements covering three or fewer dwelling units, and the Tenant’s rent escrow remedy under § 5321.07 does not apply. [Delete if the Landlord has more than three units.]

10. Landlord’s Entry (§ 5321.04(A)(8))

Except in an emergency or where impracticable, the Landlord will give reasonable notice of intent to enter, at least 24 hours, and enter only at reasonable times. The Tenant will not unreasonably withhold consent for entry to inspect, make repairs, deliver large parcels, supply services or show the Premises (§ 5321.05(B)).

11. Pets, Smoking and Rules

Pets: ☐ No pets. ☐ Pets allowed as stated in the Pet Addendum. Assistance animals are not pets.
Smoking and vaping: ☐ Prohibited everywhere on the Premises. ☐ Allowed only in: [Area].
Rules, if any, are attached. The Tenant may display flags as permitted by § 5321.131.

12. Renter’s Insurance

The Landlord’s insurance does not cover the Tenant’s personal property. ☐ Renter’s insurance with at least $[Amount] liability coverage is required. ☐ It is recommended.

13. Lead-Based Paint (Housing Built Before 1978)

☐ The Premises were built in 1978 or later.
☐ The Premises were built before 1978. The Landlord has given the Tenant the EPA pamphlet Protect Your Family From Lead in Your Home and the attached Lead-Based Paint Disclosure, signed by both parties.

14. Default and Termination

If the Tenant fails to pay rent or otherwise breaches this Lease, the Landlord may end the tenancy as the law allows. For a failure to meet an obligation in § 5321.05 that materially affects health and safety, the Landlord may give written notice that this Lease will terminate on a date at least 30 days after receipt unless the Tenant remedies the condition (§ 5321.11).

Before filing an eviction, the Landlord will give a written notice to leave the premises at least three days in advance, delivered by certified mail with return receipt, by hand, or by leaving it at the Tenant’s usual place of abode or at the Premises, containing this language: “You are being asked to leave the premises. If you do not leave, an eviction action may be initiated against you. If you are in doubt regarding your legal rights and obligations as a tenant, it is recommended that you seek legal assistance.” (§ 1923.04(A).)

The Landlord will not retaliate by raising rent, decreasing services or seeking possession because the Tenant complained to a government agency about code violations, complained to the Landlord about the Landlord’s obligations, or joined with other tenants to deal collectively with the Landlord (§ 5321.02). The Landlord will not lock out the Tenant, cut off utilities or seize the Tenant’s belongings except by court order (§ 5321.15). The Landlord will comply with the Servicemembers Civil Relief Act.

15. General Terms

Governing law: Ohio. No provision of this Lease waives or modifies Chapter 5321, authorizes a confession of judgment, requires either party to pay the other’s attorney fees, or limits the Landlord’s liability under law (§ 5321.13). If any provision is unenforceable, the rest of this Lease remains in effect.

Entire agreement: this Lease and its addenda are the entire agreement. Changes must be in writing and signed by both parties.

16. Addenda

☐ Lead-Based Paint Disclosure ☐ Pet Addendum ☐ Rules ☐ Move-In Condition Checklist ☐ Other: [Description]

Signatures

Landlord or Agent: _________________________ Date: __________
Printed Name and Title: _____________________________

Tenant: _________________________ Date: __________
Printed Name: _____________________________

Tenant: _________________________ Date: __________
Printed Name: _____________________________