AMHRO Association of Manufactured Home Residents in Ohio

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Contents on This Page 

Drug Activity

Self-Help Eviction Prohibited

Right of Access
Security Deposits
Other Deposits and Charges

Fair Housing

Abandonment of Property

Ownership Disclosure

Drug Activity in Rental Housing 

Ohio law requires landlords to evict tenants when the landlord has information from a law enforcement officer, based on a legal search, that the tenant, the tenants' guest or a member of the tenants' household is involved in drug activity in connection with the premises.


Self-Help Eviction Prohibited 

Whether or not the tenants' right to occupy a residential unit has ended, a landlord may not:

·         Shut off utilities.

·         Change the locks to force the tenant from the unit.

·         Seize the tenants' possessions to recover the unpaid rent.

Landlords who violate this section of the law may be liable for actual damages and attorney fees.


Right of Access  

A landlord may enter a tenants' unit after giving a 24-hour notice except in the case of emergency. Landlords may not enter at an unreasonable time or in an unreasonable manner. Landlords may not make repeated requests for entry that have the affect of harassment. Tenants may seek injunctive relief from the courts when the landlords abuse their right of access. Nothing in the Ohio Landlord Tenant Law prohibits a tenant from installing his/her own locks on the rental premises although this may be prohibited buy the lease. A tenant has the duty under law to not reasonably restrict the landlords' right of access.


Security Deposit

The Ohio Landlord-Tenant Law permits the landlord to collect a security deposit to cover the costs of:

·         Unpaid rents or charges, and

·         Repair of tenant caused damages in access of normal wear and tear    
        to the property.

The landlord is required to return the security deposit to the tenant within 30 days of the time that the tenant gives up occupancy (i.e. moves out and returns in the keys) and terminates the rental agreement. The tenant is required to provide the landlord with a forwarding address in writing.

   If the landlord makes a deduction from the security deposit, the landlord is required to provide the tenant with a written itemized accounting of the money that is withheld.

   If after 30 days the landlord has not returned the deposit or the itemized accounting, or if the tenant disagrees with the landlords' decision to withhold some or all of the security deposit, then the tenant may sue for double the amount which the tenant believes was wrongfully withheld. If the tenant’s claim is less than $3,000.00, the tenant may file in the Small Claims Court in the city where the property is located.

   A security deposit is given by the tenant to the landlord to “secure” the tenants' performance under the tenancy. A pet, key, garage deposit or last month’s rent paid in advance may all be part of the security deposit. If the total deposit is greater than one month’s rent, the landlord owes 5% interest per year on the amount in excess of one month’s rent.


Other Deposits and Charges 

A deposit to hold the unit, an application fee or a credit check is not covered by any state law. Before giving any money, obtain a written statement of the charge and the conditions for a refund.
Don’t assume anything and never give money without obtaining a receipt


Fair Housing 

Landlords may not discriminate against tenants on the basis of race, religion, color, national origin, gender, family status (having children under age 18) or disability.

    Each community has a fair housing organization that can investigate discrimination complaints. Check your phone book or the Ohio Civil Rights Commission.


Abandonment of Property

The Ohio Landlord Tenant Law does not address the problem of abandonment of a rental unit by a tenant. If a tenant fails to remove his/her possessions, fails to turn in the keys to the unit or continues to visit the unit, the safest method for the landlord to recover legal possession is to go through the eviction process. Landlords should seek legal advice before seizing, selling or disposing of the tenants' possessions.


Ownership Disclosure

Every written rental agreement must contain the name and address of the owner and the owner’s agent. If the owner is a corporation or partnership, the address must be the principle place of business in the county or state and must include the name of the person in charge at that location.

    In the case of an oral agreement, this information must be provided to the tenant in writing at the beginning of the tenancy.

    A landlord who does not disclose this information gives up the right to a notice before a tenant takes legal action under the Ohio Landlord Tenant Law.


Do not accept a hand written Bill of Sale or Rental Agreement.

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