1. The Residency Phase: Avoiding Mid-Lease Penalties

A. Never Pay Rent Late (or with a Bad Check)

• Late Fees: Ohio law does not set a maximum amount for late fees, but courts may not enforce fees that are deemed unreasonable. Always check your lease for the exact fee structure.
• NSF/Bounced Checks: If your rent check bounces, your landlord may charge a fee of $30 or 10% of the check amount, whichever is greater (ORC § 1319.16).
• The Solution: Use an online payment portal (like the one provided by Buckeye Northwest Realty) to schedule payments a few days in advance. Never rely on cash payments.

B. The Proactive Rule: Report Problems Immediately

• Your Duty to Notify: As a tenant, you have a duty to promptly notify your landlord in writing of any known needed repairs.
• Avoid Costly Damages: If a small issue, like a leaky sink, is unreported and later causes severe damage (e.g., mold, floor rot), you may be held financially accountable for the repair costs that exceed your security deposit.
• The Solution: Report the issue to your property manager immediately when it first arises. Prompt communication is the best defense against being charged for property damage due to negligence.

C. Avoid Unauthorized Changes (Pets, People, and Property)

• Unauthorized Occupants: Having a long-term guest not listed on the lease is a violation that can lead to fines.
• Unauthorized Pets: If your lease has a “no-pets” clause, bringing in an animal (even a small one) is a breach that can lead to fines or eviction. Note that this does not apply to approved service animals or emotional support animals, which are protected under federal law.
• The Solution: Always communicate and ask for written permission before any non-tenant moves in or any pet is introduced.

D. The Repair Trap: Never Withhold Rent

• The Legal Risk: If you stop paying rent, you could face eviction for non-payment, even if the unit is in disrepair.
• The Solution (Rent Escrow): To legally force repairs, you must use the Rent Escrow process (ORC 5321.07):
  1. Written Notice: Send the landlord a written notice (certified mail is best) detailing the specific problem and requesting correction.
  2. Wait Time: Allow a reasonable time for repairs (usually 30 days in Ohio, less for emergencies like no heat/water).
  3. File in Court: If the landlord fails to act, you deposit your next rent payment with the Clerk of Courts, not with the landlord.

2. The Exit Strategy: Keeping Your Security Deposit

• The Law: Your landlord must return your security deposit within 30 days of your move-out, along with an itemized list of any deductions. If they fail to meet this deadline or wrongfully withhold funds, you may be entitled to double the amount wrongfully withheld plus attorney fees.

A. Know the Difference Between Wear and Damage

B. The Full Refund Checklist

• Provide Forwarding Address: Send your landlord your new address in writing (certified mail is best). Failing to do this can eliminate your right to double damages if the deposit is withheld late.
• Deep Clean: Clean the unit thoroughly. Focus especially on the kitchen (oven, microwave, fridge/freezer) and bathroom (grout, tub, sink).
• Document Everything: Take clear, date-stamped photos or video of every room after cleaning and after all your belongings have been removed. This protects you against unfair charges.
• Repair Minor Damage: Patch and paint any small nail holes you made, and replace all burnt-out lightbulbs.

Final Thoughts: Your Best Defense is Knowledge