Free Ohio Residential Lease Agreement Form

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What is an Ohio Residential Lease Agreement

An OH lease agreement is a legally binding contract between a landlord and a tenant. This is written to conform to state laws where the property is located. In Ohio these allow both parties to comply with a series of set terms for a specified number of months or years.

Rental contracts and lease agreements have a lot of similarities as they both set out payment plans and the terms of use for a house or apartment. However, the big difference is the duration that they cover. Rental agreements usually only cover short-term tenancies of a few months at a time or month-to-month contracts.

A lease agreement should contain the following details:

  • How long the tenant may legally reside in the property
  • How much rent should be paid
  • Information about the security deposits necessary
  • When rental installments are due
  • Any additional costs that must be serviced by the tenant
  • The rules regarding the proper use of the property
  • Situations that constitute a lease violation eviction procedures

Types of Ohio Lease Agreements

There are many types of Ohio lease agreement forms that can be used to manage and legally bind many different types of rental situations. They allow landlords to rent out various types of property they might have and for tenants to find the best kind of tenancy for their needs.

The most common types of lease agreements in Ohio include:

  • Residential lease agreements: Under an OH standard lease agreement both the landlord and tenant commit to a fixed set of terms. These usually last one year or more.
  • Lease with option to purchase: OH Lease agreements with rent-to-own options are designed for tenants that wish to buy the property they are renting. This requires them to pay a sum of money each month, in addition to rent, to cover the costs of the principal.
  • Month-to-month rental agreements: Month-to-month lease agreements will often have similar basic terms to standard residential lease contracts. However, they differ as they can be renewed or ended on a month-by-month basis. Their terms may also be flexibly altered each month.
  • Commercial lease agreements: Commercial leases are provided by landlords of retail property to tenants that intend to use the real estate to run a business.
  • Room rental agreements: In rental properties with shared living areas an OH room rental agreement can be used to rent a singular bedroom.
  • Sublease Agreement: An Ohio sublease agreement allows tenants to reassign or ‘sublease’ the property to another individual. This requires the property landlord’s permission and must be specifically allowed in the original lease.

Ohio Lease Agreement Laws

An Ohio lease agreement must be written and signed within the laws of Ohio state, following the Ohio Revised Code Chapter 5321, otherwise, it will be legally contestable and can be declared invalid and block either party from recourse if a violation is committed. These will police how you start and end the contract and control what procedures you can reasonably ask a tenant to follow.

The most important laws in Ohio to consider when you are renting a property include:

  • Security deposits: Ohio landlords may charge any amount as a deposit if the property is a non-rent control unit. If the deposit is more than fifty dollars or one month's rent, whichever is greater, the excess amount must earn five percent interest annually, payable by the landlord to the tenant. Deposits must be returned to the tenant within 30 days of vacating the property and returning the keys. Landlords must also provide clear written notice of any deductions. Failure to comply with these rules may result in the tenant recovering the deposit, plus any damages equal to the amount wrongfully withheld, and reasonable attorney fees (OH. Code § 5321-16).
  • Landlord’s right to enter: Landlords can enter the rental property by giving 24 hours’ advance notice (a written notice is recommended) (OH. Code § 5321-04).
  • Late Fees: In case of late payment, landlords in Ohio may charge a fee of up to $30 or 10% of the payment amount, plus any fees charged by the bank (OH. Code § 1319-16).
  • Warranty of Habitability: Landlords must maintain the property in a habitable condition and comply with building, housing, health, and safety codes. They must also provide adequate heating, running water, and hot water, and respect the tenant's privacy by giving reasonable notice before entering the property (OH. Code § 5321-04 (2)).
  • Lease termination: Landlords or tenants can terminate a lease agreement by giving notice of termination at least seven or thirty days in advance, depending on the length of the lease. (OH. Code § 5321-17)

Ohio Lease Addendums and Disclosures

Ohio lease agreements must contain a few disclosures and addendums when they are completed and signed. This is to properly inform the tenant of any health risks or potential issues with the property or details about how the property is managed that they must be aware of. 

These essential addendums include the following: 

  • Lead paint disclosure: If the rental unit is in a building constructed before 1978, the landlord or their agent must disclose whether lead paint can be found on the property and must provide safety information for any located on the premises.
  • Agent/owner identification: The lease agreement must include a section or an addendum that discloses the contact information of the landlord or a chosen agent who will act on their behalf.

How to Write an Ohio Residential Lease Agreement

Adding all the relevant information and terms is vital to establish a legally binding agreement in Ohio.

To guarantee compliance with Ohio legislation, adhere to the following steps:

  1. Identify the parties involved: The agreement should specify the names of the lessor and lessee(s). parties in a lease agreement
  2. Disclose the property's location and intended use: The agreement should unambiguously state the property's address and intended use. property and use of property in a lease agreement
  3. Enumerate the lease provisions: Include clauses for renewing or extending the agreement, as well as the lease's start and end dates. Terms in a Lease agreement
  4. Elaborate on the payment plan: The agreement should clarify the payment method, any applicable late payment charges, rent amount, and due date. Rent and Payment in a lease agreement
  5. Provide deposit details: Clarify the tenant's deadline for returning the security deposit and the deposit amount. security deposit in a lease agreement
  6. List the occupants: Name any non-paying occupants (if any) residing on the property. Occupants in a lease agreement
  7. Describe utility responsibilities: This section should outline which utilities the landlord is responsible for and which ones the tenant(s) are responsible for.
  8. Specify the furnishings: The agreement should include a detailed list. Utilities and furnishing in a lease agreement
  9. Mention the governing law: The lease agreement must reference Ohio state law. Governing law in a lease agreement
  10. Include a signature section: Add a section for the landlord and tenant(s) to sign. Signatures in a lease agreement

To minimize the chances of errors, use an Ohio Residential Lease Agreement template to prepare your document.

Ohio Residential Lease Agreement Sample

Before beginning the process of creating a residential lease agreement in Ohio it is sensible to review an example document first. Use our OH lease agreement sample below to find out more about the structure and contents of a fully-fledged rental contract.

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Residential Lease Agreement Ohio Sample

Other Real Estate Documents

Besides lease agreements, there are various other legal documents that are commonly used by landlords. If you are the owner of a rental property, one of the following forms may be helpful for you: 

FAQs About Ohio Lease Agreement

It is important to carefully prepare an Ohio lease agreement to suit the needs of the landlord and tenant exactly. To help demystify the process a little simply review our FAQs below to learn more about the specificities of rental contracts in Ohio.

Can a Lease Be Negotiated in Ohio?

Yes, an Ohio residential lease agreement can be negotiated before it is signed. The landlord and tenant will usually discuss the terms before the agreement is put into action. However, once a lease agreement is signed it cannot be altered until it comes to its natural end or is canceled.

What Can a Landlord Not Do in Ohio?

Landlords are prohibited from taking certain actions even if the tenant is behind in rent. These include raising rent, decreasing services, shutting off utilities, changing locks, or threatening the tenant to force them to move out. 

A landlord cannot evict a tenant or remove their property without a court order signed by a judge. Coercing tenants into paying rent by withholding their belongings is also considered unlawful.

How to Write an OH Lease Termination Letter?

If either the landlord or tenant for any reason needs to terminate an Ohio lease agreement early, they must provide the correct amount of notice (30 days) in a written OH lease termination letter.

This letter needs to contain the following information:

  • The name of the landlord and the tenant
  • The date the letter has been written and signed
  • The name and address of the property in question
  • Information explaining why the tenancy needs to be terminated early
  • The reason the lease is being broken
  • The date that the resident will vacate the property
  • Acknowledgment of any penalties that will be incurred
  • Signature of the signing party
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Residential Lease Agreement Ohio Sample

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Preview of your Ohio Residential Lease Agreement

OHIO
RESIDENTIAL LEASE AGREEMENT
This Lease Agreement (hereinafter, the "Lease Agreement") is dated as of _________ (hereinafter, the "Effective Date") and is entered into by and between _________ (hereinafter, the "Landlord") and the following residents:
_________
(hereinafter, the "Tenant(s)").

The Landlord and the Tenant(s) agree as follows:
1. PROPERTY

The Landlord rents to the Tenant(s) and the Tenant(s) rents from the Landlord a certain real property and improvements described below, according to the terms and conditions described in this Lease Agreement.

A house located at _________, _________, Ohio, _________ (hereinafter, the "Property").

Unless otherwise indicated in the Lease Agreement, no other portion of the building (hereinafter, the "Building") wherein the Property is located is included in the Lease Agreement.
2. TERM

The term of this Lease Agreement begins on _________ (hereinafter, the "Commencement Date") and shall terminate on _________ (hereinafter, the "Termination Date").
The Tenant(s) shall vacate the Property upon termination of the Lease Agreement, unless:

(i) The Landlord and the Tenant(s) have, in writing, extended this agreement or signed a new agreement.

(ii) The Landlord accepts Rent from the Tenant(s) (other than past due Rent), in which case a month-to-month tenancy shall be created which either party may terminate.

In this case, the Tenant(s) may terminate the tenancy by giving written notice at least 30 days prior to the intended Termination Date. The Landlord may terminate the tenancy by giving written notice as provided by law. Such notices may be given on any date. Rent shall be at a rate agreed to by the Landlord and the Tenant(s), or as allowed by law. All other terms and conditions of this Lease Agreement shall remain in full force and effect.
3. MANAGEMENT

The Tenant(s) is hereby notified that the Owner or Landlord _________ is the Property Manager in charge of repairs or maintenance of the Property.

If the Tenant(s) has any complaint regarding any issue about the Property, _________ shall be contacted by one of the following methods:

Address: _________
Telephone: _________
Email: _________
4. RENT

The Tenant(s) shall pay the Landlord monthly Rent in the amount of $_________ (hereinafter, the "Rent") for each full month during this lease.

The full month's Rent is due and payable not later than the 1st day of each month lease period.

The Landlord shall not increase the Rent during the term of a lease. However, the Landlord may increase the Rent by giving at least a 30 days written notice to the Tenant(s). The Rent increase shall not be effective until 30 days from the next date Rent is due.

Please Take Notice that mail delays will not excuse the Tenant(s)'s obligation to pay the Rent on time.
Place of Payment:

The Tenant(s) shall remit all Rent payment amounts owed to the Landlord under this Lease Agreement to the following address:

     _________

The Landlord may change the person and place to which the Tenant(s) must remit the rental amounts due under this Lease Agreement.

Please Take Notice that you must place the Property address and the Tenant(s)'s name on all payments.
Method of Payment:

The Tenant(s) shall pay all Rent by selecting any of the following forms of payment (select one or more):
5. OCCUPANTS

During the term of this Lease Agreement, the only individuals the Tenant(s) may permit to reside on the Property are the following:

     _________
6. KEYS/LOCKS

Upon the Commencement Term of the Lease Agreement, the Landlord agrees to give the Tenant(s) _________ set(s) of keys for the Property, the common areas of the Property, and the mailbox. The Landlord shall only authorize the Tenant(s) to have duplicate copies of the keys with his prior consent.

At the end of this Lease Agreement, all-access provided to the Tenant(s) shall be returned to the Landlord, or a monetary fee will be charged to the Tenant(s) or will be subtracted from the Security Deposit.

The Tenant(s) is prohibited from adding locks to, changing, or in any way altering locks installed on the doors without first obtaining the Landlord's prior written consent. If, with the Landlord's prior written consent, the Tenant(s) proceeds to change or alter existing locks, then said Tenant(s) shall provide the Landlord with keys to any changed lock immediately up installation. The Tenant(s) shall pay for the costs of any new keys or opening devices.
7. MAINTENANCE

The Landlord shall maintain the Property at all times and perform all repairs reasonably necessary. The primary duty of the Landlord shall be to meet the implied warranty of habitability of the Property, that is, that the Property is in a fit, livable condition.
Additionally, during the term of this Lease Agreement and any renewal thereof, the Tenant(s) shall:

(1) Keep the Property clean and safe, use all electrical, plumbing, heating, ventilating, and air conditioning facilities and appliances in a reasonable manner.

(2) Repair any damage arising from the act or negligence of the Tenant(s), Occupants, or guests, agents, visitors, and invitees, at the Tenant(s)'s expense.

(3) Surrender the Property in as good order and condition as when received, reasonable wear and tear excepted, upon the termination of this Lease Agreement.

(4) Immediately notify the Landlord, in writing, of any problem, malfunction or damage; otherwise, the Tenant(s) will be liable for the costs of any such damage, which might have been avoided had the Tenant(s) promptly notified the Landlord of the defect.
8. REPAIRS

All requests for repairs must be in writing and delivered to the Landlord. The Tenant(s) may call the Landlord to request repairs only in the event of an emergency related to the condition of the Property that materially affects the physical health or safety of an ordinary tenant.

In the event that the Landlord has knowledge that the Property is in need of emergency repairs, reasonable notice of the Landlord's intent to enter the Property must be given to the Tenant(s) and, in such case, shall only enter at reasonable times. Twenty-four hours is presumed to be a reasonable notice in the absence of evidence to the contrary.

Under ordinary circumstances, the Tenant(s) may not repair or cause to be repaired any condition, regardless of the cause, without the Landlord's permission. All decisions regarding repairs, including the completion of any repair, whether to repair or replace the item, and the selection of contractors, will be at the Landlord's sole discretion.

The Landlord does not have a duty to repair or remedy a condition if:

(1) The Tenant(s) is delinquent in Rent at the time a repair notice is given.

(2) The condition was caused by the Tenant(s), a member of the Tenant(s)'s family, or a guest or invitee of the tenant (unless the condition was caused by normal wear and tear).

The Parties agree that _________ day(s) is a reasonable period of time for the Landlord to make a diligent effort to repair a condition unless there are circumstances that establish that a different period of time is appropriate (such as the severity and nature of the condition and the availability of materials, labor, and utilities).

If in an emergency it becomes necessary to make any repairs or replacements by the Tenant(s) without prior written consent from the Landlord, at Landlord's expenses, and such repairs or replacements are found to be unsatisfactory and to have caused additional damages, the Tenant(s) shall reimburse Landlord for the cost of making such repairs.
9. UTILITIES AND SERVICES

The Tenant(s) shall be solely responsible for and shall pay expenses for all utilities and services used or consumed at the Property.
10. FAILURE OF TENANT TO FULFILL OBLIGATIONS

In accordance with the Ohio Revised Code §5321:

(i) If the Tenant(s) fails to pay rent or to comply with any material provision of this Lease Agreement, or materially fails to comply with any duties imposed on the Tenant(s) by state law, the Landlord may terminate the Tenant(s)'s right to use and to occupy the Property by providing at least THREE (3) days written Notice to Quit.

(ii) If the Tenant(s) violates division (A)(9) of section 5321.05 of the Ohio Revised Code and if the Landlord has actual knowledge of or has reasonable cause to believe that the Tenant(s), any person in his or her household, or any person on the residential premises with the consent of the Tenant(s) previously has or presently is engaged in a violation as described in division (A)(6)(a)(i) of section 1923.02 of the Ohio Revised Code, the Landlord shall terminate the Lease Agreement by giving a THREE (3) days' notice of termination in accordance with the Ohio Revised Code.

(iii) If the Tenant(s) fails to comply with any other material provision of the Ohio Revised Code or this Lease Agreement, the Landlord may, (a) terminate the Tenant(s)'s right to use and to occupy the Property by providing at least THIRTY (30) days written Notice to Quit; or (b) choose to allow the Tenant(s) to cure such default and the cost be added to the Tenant(s) overall financial obligation, declare the entire balance of Rent payable hereunder to be immediately due and payable.

The rights provided by this paragraph are cumulative in nature and are in addition to any other rights afforded by law.

Please note the Landlord shall have the right to bring an action under Ohio Revised Statute § 1923 for possession of the Property as a result of any act or situation outlined in § 5321.03(A).
11. LANDLORD AND TENANT RESPONSIBILITIES

In addition to any duties imposed on the Landlord and the Tenant(s) as described above, the Parties agree to comply with all their respective obligations and responsibilities in accordance with §§ 5321.04 and 5321.05 of the Ohio Revised Code.
12. HAZARDOUS MATERIALS

The Tenant(s) shall not keep or have on the Property any article or item of a dangerous, flammable, or explosive material on the Property that might unreasonably increase the danger of fire or explosion on the Property or that might be considered hazardous or extra hazardous by any responsible insurance company.
13. LANDLORD ACCESS TO PROPERTY

The Landlord and the Landlord's agents shall have the right at all reasonable times, and by all reasonable means during the term of this Lease Agreement and any renewal thereof, to enter the Property for the following purposes:

(i) Survey the Property's condition and take photographs to document the condition.

(ii) Make repairs or improvements to the Property.

(iii) Supply agreed services.

(iv) Show the Property to prospective buyers or tenants.

(v) Exercise a contractual or statutory lien.

(vi) Leave a written notice.

(vii) Seize nonexempt property if the Tenant(s) is in default.

Except in case of emergency, the Landlord will give the Tenant(s) reasonable notice of intent to enter. For these purposes, twenty-four (24) hour written notice will be deemed reasonable.
14. ASSIGNMENT/SUBLETTING

The Tenant(s) shall not voluntarily or involuntarily assign, mortgage, encumber or hypothecate this Lease or any interest herein or sublet the Property or any part thereof.

The Tenant(s) is specifically prohibited from offering all or part of the Property for short-term rentals such as through Airbnb, VRBO, or other such sites or programs. Any advertising or on-line postings, as well as actual rentals of the Property to vacation or short-term guests, shall constitute a material breach of this Lease Agreement.

Any person who is not a Tenant who occupies any portion of the Property, for any period of time whatsoever, for any compensation or consideration whatsoever (including, without limitation, the payment of money and/or trade and/or barter of other goods, services, or property occupancy rights) is NOT a guest, and such occupancy constitutes unauthorized subletting or assignment which is a substantial and material breach of this Lease Agreement.
15. NOTICES

Notice required by statute will be given in accordance with the applicable statute. All other notices shall be deemed sufficient if made as follows:

- All notices to the Landlord shall be directed by personal delivery or first-class mail to the Landlord at the appropriate address set forth below, until the Tenant(s) is notified, in writing, to the contrary.

- All notices to the Tenant(s) shall be directed by personal delivery or first-class mail to Tenant at the Leased Property or any forwarding address provided in writing by the Tenant(s) to the Landlord.

- The addresses set forth below may be changed by the Parties by giving notice as set forth herein.
Landlord:

_________
_________
Tenant:

_________
_________, _________, Ohio _________

Such addresses may be changed from time to time by any party by providing notice as set forth above.
16. GOVERNING LAW

This Lease Agreement shall be governed, construed, and interpreted by the Laws of the State of Ohio.

IN WITNESS WHEREOF, the Landlord and Tenant(s) have executed this Lease Agreement in the manner prescribed by law as of the Effective Date.
Landlord:

By: ___________________________________ Date: __________________
_________
Tenant:

By: ___________________________________ Date: __________________
_________
Ohio Lease Agreement
Inspection Checklist
Address: _________, _________, Ohio _________
The Tenant(s) has inspected the Property and states that the Property is in satisfactory condition, free of defects, except as noted below:
SATISFACTORYCOMMENTS
Bathrooms  __________________________________
Carpeting  __________________________________
Ceilings  __________________________________
Closets  __________________________________
Countertops  __________________________________
Dishwasher  __________________________________
Disposal  __________________________________
Doors  __________________________________
Fireplace  __________________________________
Lights  __________________________________
Locks  __________________________________
Refrigerator  __________________________________
Screens  __________________________________
Stove  __________________________________
Walls  __________________________________
Windows  __________________________________
Window coverings  __________________________________
___________________________________________
___________________________________________



_____________________

Date

Tenant:

By: ___________________________________ Date: __________________
_________
Acknowledged by Landlord:

By: ___________________________________ Date: __________________
_________
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