Kelpic

Free Templates · Ohio

Ohio Lease Agreement Template

A printable Ohio residential lease agreement, plus the Ohio-specific rules worth knowing before you fill it in: the 30-day deposit return backed by attorney-fee penalties, the interest rule that kicks in on large deposits held six months or more, the 24-hour entry presumption, and the owner/agent disclosure every Ohio lease must carry.

Educational sample — not legal advice

This template and the rules summarized here are general educational information as of this page's writing, not legal advice, and statutes change. Ohio Revised Code Chapter 5321 governs residential tenancies — have an Ohio attorney or current state resource verify your completed lease before anyone signs.

The Ohio Rules That Shape a Lease

Topic Ohio rule (commonly cited — verify current law)
Security deposit cap None — no statutory limit; one month's rent is customary
Deposit interest 5% annual interest on the portion exceeding $50 or one month's rent (whichever is greater), when the deposit is held 6+ months
Deposit return Within 30 days after termination and delivery of possession, itemized in writing, to the tenant's forwarding address; wrongful withholding risks damages plus attorney fees
Late fees No statutory cap; must be in the lease and defensible as reasonable
Entry notice Reasonable notice required; 24 hours is presumed reasonable, at reasonable times; emergencies excepted
Month-to-month termination 30 days' notice before the periodic rental date, by either party (7 days for week-to-week)
Key disclosures Owner's (and any agent's) name and address, in the written lease; federal lead paint (pre-1978); plus any city-level requirements

The Ohio Template

Print this page or copy the text into your document editor. It follows our standard residential lease structure with the Ohio-specific clauses adjusted.

Ohio Residential Lease Agreement

  1. 1. PARTIES. This Residential Lease Agreement (“Agreement”) is made on ___________, 20___, between ______________________________ (“Landlord”) and ______________________________ (“Tenant”). Each Tenant is jointly and severally liable for all obligations under this Agreement. The name and address of the owner of the Premises, and of the owner's agent (if any), are: ______________________________________________, as Ohio Revised Code § 5321.18 requires to be disclosed.
  2. 2. PREMISES. Landlord leases to Tenant the residential premises located at ______________________________________________, Unit ______, ______________________ (City), Ohio __________ (ZIP) (the “Premises”), together with the following included items or areas (appliances, parking, storage): ______________________________________________.
  3. 3. TERM. The term of this Agreement begins on ___________, 20___, and ends on ___________, 20___ (check one): ☐ Fixed term   ☐ Month-to-month. If Tenant remains in possession after the end of a fixed term with Landlord's consent, the tenancy continues month-to-month on the same terms; either party may then terminate with notice at least 30 days before the periodic rental date, as Ohio law provides.
  4. 4. RENT. Tenant shall pay rent of $__________ per month, due in advance on the ______ day of each month, payable to ______________________________ by the following method(s): ______________________________. Rent for any partial first or last month shall be prorated.
  5. 5. LATE FEES & RETURNED PAYMENTS. If rent is not received within ______ days after the due date, Tenant shall pay a late fee of $__________, which the parties agree is a reasonable charge for the costs of late payment. Tenant shall pay a fee of $__________ for any payment returned for insufficient funds, as permitted by law.
  6. 6. SECURITY DEPOSIT. Tenant shall pay a security deposit of $__________ before taking possession. If the deposit exceeds $50 or one month's rent (whichever is greater) and is held six months or more, Landlord shall pay interest on the excess at 5% per annum as Ohio Revised Code § 5321.16 requires. Within 30 days after termination of the tenancy and delivery of possession, Landlord shall return the deposit, less lawful deductions itemized in writing, to the forwarding address Tenant provides. The deposit may be applied to unpaid rent, damage beyond ordinary wear and tear, and other charges permitted by law or this Agreement.
  7. 7. UTILITIES & SERVICES. Tenant shall pay for the following utilities and services: ______________________________________________. Landlord shall pay for: ______________________________________________.
  8. 8. OCCUPANCY & USE. The Premises shall be occupied only by Tenant and the following named occupants: ______________________________________________. The Premises shall be used as a private residence only. Guests staying more than ______ consecutive days require Landlord's written consent.
  9. 9. MAINTENANCE & REPAIRS. Landlord shall comply with Ohio Revised Code § 5321.04, keeping the Premises fit and habitable, complying with building, housing, health, and safety codes, keeping common areas safe and sanitary, and maintaining in good working order all electrical, plumbing, heating, and ventilating fixtures and appliances supplied by Landlord. Tenant shall keep the Premises clean and sanitary, dispose of waste properly, use fixtures and appliances reasonably, promptly notify Landlord in writing of any condition needing repair, and be responsible for damage caused by Tenant's or Tenant's guests' negligence or misuse. Repair requests shall be sent in writing to: ______________________________________________.
  10. 10. LANDLORD'S RIGHT OF ENTRY. Landlord may enter the Premises to inspect, make repairs, or show the Premises to prospective tenants or buyers after giving Tenant reasonable advance notice of at least 24 hours, at reasonable times, and may enter without notice in an emergency or as otherwise permitted by Ohio Revised Code § 5321.04(A)(8) and § 5321.05(B).
  11. 11. PETS. (Check one) ☐ No pets are permitted without Landlord's prior written consent. ☐ The following pet(s) are permitted: ______________________________, subject to a pet deposit of $__________ and/or pet rent of $__________ per month. This section does not apply to service or assistance animals as defined by applicable law.
  12. 12. ASSIGNMENT & SUBLETTING. Tenant shall not assign this Agreement or sublet any portion of the Premises without Landlord's prior written consent.
  13. 13. TERMINATION & RENEWAL. Either party may end a month-to-month tenancy with notice at least 30 days before the periodic rental date. For a fixed term, notice of non-renewal shall be given at least ______ days before the end of the term. Upon termination, Tenant shall return all keys, provide a forwarding address in writing, and leave the Premises clean and in the same condition as received, ordinary wear and tear excepted.
  14. 14. GOVERNING LAW & DISCLOSURES. This Agreement is governed by the laws of the State of Ohio, including Ohio Revised Code Chapter 5321. If any provision is held invalid, the remaining provisions continue in full force. Required disclosures and addenda — including the federal lead-based paint disclosure for housing built before 1978 — are attached and incorporated into this Agreement.
  15. 15. ENTIRE AGREEMENT. This Agreement, together with any attached addenda, is the entire agreement between the parties and may be amended only in a writing signed by both parties.

IN WITNESS WHEREOF, the parties have executed this Agreement on the date first written above.

Landlord signature

Printed name & date

Tenant signature

Printed name & date

Sample for educational purposes — not legal advice. Verify current Ohio requirements and add any locally required disclosures before use.

Filling It In: The Ohio-Specific Steps

  1. 1Fill in the owner/agent disclosure in Section 1 — Ohio requires it in every written lease, and it's the kind of blank that gets missed.
  2. 2Think twice before taking a deposit above one month's rent — hold the excess six months or more and Ohio owes the tenant 5% annual interest on it.
  3. 3Use 24 hours as your entry-notice floor — it's the number the statute presumes reasonable, so writing anything shorter invites a fight.
  4. 4Calendar the 30-day deposit clock at move-out — wrongful withholding in Ohio means damages plus the tenant's attorney fees, which is what turns small disputes expensive.
  5. 5Check your city's rules too — lead paint (pre-1978) is federal, but Ohio's larger cities add rental registration and inspection requirements of their own.

Frequently Asked Questions

Does Ohio limit how much security deposit a landlord can charge?
No — Ohio has no statutory cap on residential security deposits; one month's rent is customary. But large deposits carry a catch: if the deposit exceeds $50 or one month's rent (whichever is greater) and is held six months or longer, Ohio requires the landlord to pay 5% annual interest on the excess. Most landlords keep the deposit at or below one month's rent partly to stay out of that rule.
How is a security deposit returned in Ohio?
Within 30 days after the tenancy ends and the tenant delivers possession, with a written itemized list of deductions, sent to the forwarding address the tenant provides. The penalty for getting it wrong is real: a tenant who is wrongfully denied the deposit can recover damages equal to the amount wrongfully withheld plus reasonable attorney fees.
How much notice must an Ohio landlord give before entering?
Ohio requires reasonable notice before entry, and the statute treats 24 hours as presumptively reasonable, at reasonable times, except in emergencies. Ohio also expressly bars landlords from abusing the right of entry to harass a tenant. Put the 24-hour figure in the lease so both sides work from the same number.
How do you end a month-to-month tenancy in Ohio?
Either party may terminate a month-to-month tenancy with notice at least 30 days before the periodic rental date. Week-to-week tenancies need only 7 days. Fixed-term leases end on their end date, though the lease commonly requires 30–60 days' notice of non-renewal.
What disclosures does an Ohio lease need?
Ohio requires every written rental agreement to disclose, in writing, the name and address of the property owner and, if there is one, the owner's agent. Federal law adds the lead paint disclosure for pre-1978 housing. Beyond those, check local ordinances — Ohio's larger cities layer on their own registration and disclosure rules.

Related: the standard lease template · Texas lease agreement · Georgia lease agreement · the security deposit guide.

Skip the Printer

Kelpic® manages Ohio leases digitally — signature fields on the lease itself, documents in the tenant portal, and rent collection tied to the lease.

Start Your Free Trial

No credit card required