Tenant law in plain language
Ohio

Landlord Won't Make Repairs in Ohio: What Can I Do?

Published by Nazanin · September 26, 2026

Ohio law requires your landlord to keep your home fit to live in and to fix serious problems. This page explains what your landlord must fix and how to ask in writing. It also explains rent escrow, the court process that can force repairs or lower your rent. It covers what happens if your landlord ignores you or punishes you for asking.

Not legal advice. Each answer below links to where it comes from. Read it before you act. If you need legal help, contact a legal aid office near you.

  1. Ohio law requires your landlord to follow all building, housing, health and safety codes that affect your health and safety. Your landlord must make repairs to keep your home fit to live in. Your landlord must keep shared areas of the building safe and clean. Your landlord must also keep electrical, plumbing, heating and cooling systems and appliances in good working order. Your landlord must also supply running water, hot water and heat, unless the building is not required by law to have them.

    Ohio Revised Code § 5321.04(A)(1)-(4)

    ✓ Sources checked September 24, 2026

  2. If your landlord does not meet these duties, you can send a written notice that lists the problems. Do this also if a code inspector finds a violation. Mail or deliver the notice to the address or person where you normally pay rent.

    Ohio Legislature § 5321.07(A)

    ✓ Sources checked September 24, 2026

  3. After your landlord gets your written notice, your landlord has a reasonable time to fix the problem, or 30 days, whichever is sooner. If the problem is still not fixed and you are current on rent, you can do one of 3 things. You can deposit your rent with the court clerk, ask the court to order the repair, or end your lease.

    Ohio Legislature § 5321.07(B)

    ✓ Sources checked September 24, 2026

  4. You cannot simply stop paying rent because your landlord will not make repairs. Instead, Ohio law lets you use rent escrow (paying your rent to the court instead of your landlord). If you stop paying rent without doing this, your landlord can evict you for not paying rent. You pay the rent to the clerk of the municipal or county court where your home is located.

    Ohio Legislature § 5321.07(B)(1) Ohio Legal Help "Can you withhold rent?" section

    ✓ Sources checked September 24, 2026

  5. You can ask the court to order your landlord to make the repairs. You can do this instead of rent escrow (paying your rent to the court instead of your landlord), or along with it. You can also ask the court to lower your rent until the repairs are done. You can ask the court to use the rent you already deposited to pay for the repairs.

    Ohio Legislature § 5321.07(B)(2)

    ✓ Sources checked September 24, 2026

  6. When you deposit rent with the court, the clerk must tell your landlord in writing. The clerk must hold your money in a separate rent escrow account (an account that holds your deposited rent) at a bank in Ohio. The clerk may charge a fee of 1% of the rent you deposit. For example, 1% of $800 rent is $8.

    Ohio Revised Code § 5321.08(A)-(B)

    ✓ Sources checked September 24, 2026

  7. Ending your lease and moving out means giving up your home, so only choose it if you are ready to move. If a court later decides you were not allowed to do this, you could owe back rent and face eviction. Get legal help before you choose this option.

    RenterLaw editorial

  8. Rent escrow (paying your rent to the court instead of your landlord) does not apply in one case. Your landlord must rent out 3 or fewer homes and must have given you written notice of that. Your landlord can give this notice in your written lease, or in a separate written notice if your agreement was spoken.

    Ohio Legislature § 5321.07(C)

    ✓ Sources checked September 24, 2026

  9. Ohio Legal Help says you generally cannot make the repair yourself and take the cost off your rent. Use the rent escrow process (paying your rent to the court instead of your landlord) instead.

    Ohio Legal Help "Can you withhold rent?" section

    ✓ Sources checked September 24, 2026

  10. Your landlord cannot raise your rent, cut services, or try to evict you because you complained about repairs. This is true whether you complained to your landlord or to a government agency. Your landlord also cannot punish you for joining with other tenants to deal with your landlord as a group.

    Ohio Revised Code § 5321.02(A)

    ✓ Sources checked September 24, 2026

  11. If there is a code enforcement office where you live, you can ask them to inspect your home. If the inspector finds a code violation, they will order your landlord to make the repair. Keep a copy of the inspector's report for your own records.

    Ohio Legal Help "Contact code enforcement" step

    ✓ Sources checked September 24, 2026

  12. A code inspector can order everyone to leave your home right away if it is unsafe to live in, until it is fixed. Ask legal aid before you request an inspection if you are worried this could happen to you.

    RenterLaw editorial

  13. Bring evidence to your rent escrow hearing (the court hearing about the rent you paid to the court instead of your landlord). This can include the letter you sent your landlord, any inspection reports, and photos of the problem. Print photos if you only have them on your phone.

    Ohio Legal Help "Go to your hearing" section

    ✓ Sources checked September 24, 2026

  14. Once your landlord finishes the repairs, go back to the court and sign a release form. This lets the court pay your deposited rent to your landlord.

    Ohio Legal Help opening paragraph

    ✓ Sources checked September 24, 2026

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