Pitfall #1: The Security Deposit Trap

• The Law: Ohio law mandates that a landlord must return the tenant’s security deposit within 30 days of the lease termination and delivery of possession. If any portion of the deposit is withheld for damages or unpaid rent, the landlord must provide an itemized list of deductions. If a landlord wrongfully withholds a deposit, they may have to pay the tenant double the amount wrongfully withheld, plus attorney fees.
• How to Avoid It: Never use a tenant’s security deposit for general cleaning or normal wear and tear. Conduct a thorough move-in inspection and document the property’s condition with photos. A professional property manager maintains meticulous records, handles all communications, and ensures the deposit is returned on time and in full compliance with the law.

Pitfall #2: Illegal “Self-Help” Evictions

• The Law: It is illegal in Ohio to use “self-help” eviction tactics. You cannot change the locks, shut off utilities, or remove a tenant’s belongings to force them out. Doing so can result in a lawsuit for damages and mandatory fines. A landlord must always go through the formal eviction process with the court and the sheriff.
• How to Avoid It: Always follow the formal, legal eviction process. A professional property manager is an expert in this process, ensuring all notices are served correctly and all legal steps are followed. This protects you from legal liability and ensures the process is handled efficiently and lawfully.

Pitfall #3: Failure to Maintain Habitable Conditions

• The Law: Landlords must make all necessary repairs to keep the property livable. This includes providing functioning plumbing, heating, and electrical systems. A heating system, for instance, must be capable of maintaining a minimum of 68 degrees in each habitable room. Failure to do so can lead to a tenant withholding rent via a court-ordered rent escrow process.
• How to Avoid It: Establish a proactive maintenance plan. Regular inspections can catch issues before they escalate. A professional property manager uses a 24/7 maintenance portal to ensure all issues are reported, and they coordinate with licensed vendors for prompt repairs, ensuring your property is always in compliance.

Pitfall #4: Lack of Proper Notice Before Entry

• The Law: In Ohio, landlords must provide tenants with at least 24 hours’ notice before entering a property for non-emergency reasons. Repeated demands for entry that have the effect of harassing the tenant can lead to a lawsuit for actual damages.
• How to Avoid It: Always provide proper notice before entry unless it is a clear emergency. A professional property manager handles all communication with the tenant regarding notice of entry, ensuring it is done professionally and in full compliance with the law.

Pitfall #5: Unintentional Discrimination

• The Law: The Ohio Fair Housing Act prohibits discrimination based on protected characteristics such as race, color, national origin, religion, disability, and familial status. Discrimination can take many forms, from refusing to rent to a family with children to making a “self-help” eviction attempt.
• How to Avoid It: A professional property manager is a trained expert in Fair Housing laws. They ensure that your marketing, tenant screening process, and all interactions with tenants are non-discriminatory and fully compliant with the law.

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