Ohio Landlord-Tenant Law Updates for 2025

As a real estate investor in Cleveland, staying informed about landlord-tenant laws is essential. Changes in legislation can significantly impact your rental property operations, profitability, and risk management strategies. With new updates to Ohio’s landlord-tenant laws taking effect in 2025, it's more important than ever to understand these changes, what they mean for your investment properties, and how to adapt effectively.

Drawing from my extensive experience as a real estate investor with over 100 property flips, ownership of 30+ rental properties, and guiding countless Cleveland landlords, I’ll break down the latest Ohio landlord-tenant law updates, their implications, and practical tips to ensure your continued success.

Why Staying Current on Landlord-Tenant Laws Matters

Before diving into the specific updates for 2025, let’s emphasize why keeping up-to-date with legislative changes is critical:

1. Legal Compliance: Non-compliance with new laws can result in costly legal disputes, fines, or penalties.
2. Protecting Your Investment: Awareness of regulations helps avoid issues with tenants, authorities, and local housing departments.
3. Maintaining Good Tenant Relationships: Understanding tenant rights and responsibilities improves communication and minimizes conflicts.

Key Changes to Ohio Landlord-Tenant Laws in 2025

Several significant updates to Ohio’s landlord-tenant laws take effect in 2025. Below are the most critical changes impacting Cleveland investors:

1. Updated Security Deposit Rules

What’s Changing:
Ohio lawmakers introduced clearer rules regarding security deposits. Starting in 2025:

• Landlords must clearly outline conditions for withholding a tenant's security deposit in lease agreements.
• The timeline for returning security deposits after a tenant vacates has tightened from 30 days to 21 days.
• If deductions are made, landlords must now provide itemized statements with detailed documentation and receipts to tenants.

Investor Action:
Update your lease agreements to include clear language reflecting the new security deposit guidelines. Maintain thorough records, including detailed receipts and photographs documenting any damages or repairs after tenants move out, to ensure compliance.

2. Mandatory Rental Registration in Select Municipalities

What’s Changing:
Certain Ohio cities—including Cleveland—have expanded requirements for mandatory rental property registration and inspections. Starting in 2025:

• Landlords must register rental units annually with the city and pay applicable registration fees.
• Rental properties must undergo city inspections at least every two years to ensure compliance with health and safety standards.

Investor Action:
Check with your local city housing authority to confirm your registration obligations. Prepare your properties proactively to pass city inspections by regularly maintaining critical areas such as HVAC systems, plumbing, electrical systems, and safety features like smoke and carbon monoxide detectors.

3. Updated Eviction Notification Requirements

What’s Changing:
In an effort to improve tenant-landlord communications, Ohio has revised eviction notice requirements effective in 2025:

1. Notice periods for non-payment evictions have increased from three days to seven days.
2. Eviction notices must now clearly state the reason for eviction, the amount owed (if applicable), and detailed steps tenants can take to remedy the situation.
3. Landlords must utilize approved notification methods (certified mail or posting notice conspicuously on premises).

Investor Action:
Review and update eviction procedures immediately. Ensure you provide tenants with clear, compliant notices when necessary, and document every step meticulously. Communicate proactively with tenants about payment expectations and consequences to minimize eviction situations altogether.

4. Expanded Tenant Rights for Repairs

What’s Changing:
Tenant protections regarding property repairs have been enhanced significantly:

• Tenants can now withhold rent or make deductions from rent if landlords fail to address serious health or safety repairs within 30 days of written notice.
• Landlords must respond promptly—within five business days—to urgent health and safety-related repair requests (plumbing leaks, heating issues, mold, structural damage, pest infestations).

Investor Action:
Develop systems for quickly responding to tenant maintenance requests. Keep a network of trusted, reliable contractors on-call to promptly address urgent repairs. Regular property inspections and proactive maintenance schedules will mitigate tenant complaints and prevent rent withholding.

5. New Lead Safety and Habitability Standards

What’s Changing:
In addition to Cleveland’s existing Lead-Safe Certification, Ohio introduced statewide lead-safety standards for all pre-1978 rental properties beginning in 2025:

• Rental units built before 1978 must now be inspected and certified as "lead-safe" every three years statewide (previously only enforced locally in Cleveland and select municipalities).
• Landlords must provide tenants a copy of the current lead-safe certification at lease signing and renewal.

Investor Action:
Proactively ensure all pre-1978 properties are inspected, certified, and documented for lead-safe compliance. Incorporate lead-safety protocols into your regular property maintenance routine to reduce long-term compliance burdens and tenant risks.

Impact of These Changes on Rental Investors

Understanding how these new laws influence your rental operations is essential to proactively managing your properties and tenants:

Positive Impacts:

• Clearer landlord-tenant communication: Improved eviction notices, security deposit clarity, and enhanced repair response times can improve tenant relationships.
• Safer, healthier rental units: Regular inspections and clear standards promote higher-quality properties, potentially attracting better tenants willing to pay premium rents.

Challenges and Risks:

• Increased Administrative Burden: Additional documentation, registrations, and inspections may increase operational workload.
• Potentially Higher Costs: Expenses related to certification, inspections, repairs, and maintaining compliance may rise initially.

Practical Tips for Adapting to Ohio’s 2025 Changes

To smoothly navigate these legislative updates, implement these practical tips:

1. Update Lease Agreements Immediately:
   Ensure lease language accurately reflects new deposit rules, eviction timelines, and tenant rights to comply with updated Ohio laws.
2. Maintain Accurate, Detailed Records:
   Document all interactions, notices, maintenance activities, inspections, and communications to demonstrate compliance and avoid potential disputes.
3. Improve Tenant Communication:
   Clear, proactive communication reduces misunderstandings and conflicts, especially regarding repairs, rent payments, or lease obligations.
4. Budget Accordingly:
   Adjust your annual operating budgets to account for potential costs associated with certification, inspections, and repairs to remain compliant.
5. Work with Qualified Professionals:
   Engage experienced property managers, attorneys, or real estate professionals familiar with Ohio’s landlord-tenant regulations to ensure ongoing compliance and operational efficiency.

Real-Life Investor Example: Adapting to New Laws

One Cleveland investor client faced concerns about navigating new lead-safe certification requirements. By proactively inspecting their properties, budgeting for necessary improvements, and clearly communicating compliance to tenants, they swiftly achieved certification with minimal tenant disruption. Their proactive approach resulted in higher tenant satisfaction, fewer maintenance calls, and increased long-term tenant retention.

Investor Checklist for 2025 Ohio Law Changes

Here’s your concise action plan for complying with Ohio’s landlord-tenant law updates:

• Review and update lease agreements immediately.
• Register properties annually with local municipalities.
• Conduct required inspections and certifications proactively.
• Document all tenant communications and interactions meticulously.
• Budget proactively for compliance-related costs.
• Engage local professionals to streamline compliance.

Conclusion and Next Steps

Navigating Ohio’s landlord-tenant law changes in 2025 may initially seem daunting, but thoughtful preparation makes compliance manageable—and even beneficial to your long-term investment performance. Proactive steps, clear tenant communication, thorough documentation, and strategic financial planning will position your rental properties for continued success in Cleveland’s robust rental market.

As always, I’m here as your resource. If you have questions about these legislative changes or need practical guidance, please reach out directly.

You can always call or text me at 216-789-6736. Let’s ensure your Cleveland rental investments remain compliant, profitable, and successful in 2025 and beyond.

Warm regards,

Jack Krusinski

Cleveland Real Estate Agent & Investor

216-789-6736