Ohio landlord repair timeline
How long does a landlord in Ohio have to repair?
The clock most states set starts at the tenant’s written notice. Here is what the statute says, with the official source. It is general information, not legal advice.
- What it sets
- A reasonable time after written notice, and no more than 30 days, before rent can be deposited with the court
- Statute
- R.C. 5321.04 and 5321.07
- Official source
- Ohio Revised Code 5321.07
Not an emergency service. For a fire, a gas leak or anyone in danger, call 911 or the gas utility.
What Ohio law says, line by line
Each line restates the text it cites. Check the current version before you rely on it.
The tenant’s written notice goes to the person or place where rent is normally paid.
R.C. 5321.07(A)The landlord has a reasonable time based on severity, or 30 days, whichever is sooner.
R.C. 5321.07(B)A tenant who is current on rent may then deposit rent with the court clerk, or ask the court to order the repair or reduce rent.
R.C. 5321.07(B)It doesn’t apply to a landlord with three or fewer units who says so in the written lease, or to student tenants.
R.C. 5321.07(C)–(D)
Checked October 21, 2026
Turn the statute into your own response times
City rules and your leases can be stricter than the state. Write your times as the strictest of the three.
- Count from when the tenant told you, because many deadlines start at notice
- Put heat, water, power and anything dangerous at the top, day or night
- Ask for notice in writing, and reply in writing, so the record exists if anyone asks
- Record every step with a time: the first reply, the booking, the visit and the confirmation
A question managers ask about Ohio
Not to a landlord whose rental agreements cover three or fewer units, if they give written notice of that fact in the lease or at move-in for an oral tenancy.
Managing in another state? Pick it hereThe same leak can have a different clock across a state line.
The clock starts at the tenant’s notice Ours answers at any hour