November 6, 2025
No Comments on My Appliance Broke: Who Pays and What’s the Repair Timeline in Ohio?
Nothing is more frustrating than a broken appliance, especially if you’re new to renting and aren't sure who is responsible for the fix.
Does a broken stove mean you have to buy a new one? Will the repair take 30 days?
Nothing is more frustrating than a broken appliance, especially if you’re new to renting and aren’t sure who is responsible for the fix. Does a broken stove mean you have to buy a new one? Will the repair take 30 days?
At Buckeye Northwest Realty, we believe clarity around maintenance saves everyone time and stress. This guide breaks down the Ohio laws and procedures that determine who pays, how long repairs take, and what you need to do to get a fix started right now.
1. The Law: Landlord’s Duty to Maintain a Habitable Home
Under the Ohio Landlord-Tenant Act (ORC 5321.04), your landlord has a non-delegable duty to maintain a habitable property.
- Landlord Responsibility: The landlord must keep the premises in a livable condition and maintain all systems (electrical, plumbing, heating, and ventilation). They must also maintain appliances that are supplied and required to be maintained by the tenant under the terms and conditions of a written rental agreement.
- Tenant’s Duty: Your duty is to pay rent on time, keep the home safe and sanitary, and, most importantly, promptly notify your landlord in writing of any needed repairs.
2. The Maintenance Matrix: Who Is Responsible for What?
The question of who pays comes down to two factors: The Lease and Negligence.
| Item/Issue | Landlord Responsibility (Required Fix) | Tenant Responsibility (You Pay) |
|---|---|---|
| Major Appliance Failure (Refrigerator, Stove) |
Breakdown due to age, normal wear and tear, or if the appliance is supplied and the lease does not shift responsibility to the tenant. | Damage due to misuse or negligence (e.g., forcing a door, putting non-food items in a disposal). |
| Pest Infestation (Mice, Roaches) |
Usually the landlord’s duty, especially in multi-unit buildings or if the issue affects habitability. | Damage/infestation caused by poor sanitation (not disposing of trash correctly). |
| HVAC / Heating System | Repairing or replacing the furnace/AC unit due to age or structural issues. | Damage caused by neglecting to change the air filters regularly (if required by the lease) or misuse. |
| Minor Fixtures | Replacing worn smoke detector batteries (often specified in the lease). | Replacing burnt-out lightbulbs. |
3. The Repair Timeline: How Long Do You Have to Wait?
Ohio law sets maximum repair deadlines, but a professional management team strives to fix critical issues immediately.
A. Emergency Repairs (ASAP, Typically < 24 Hours)
These are issues that affect health, safety, or habitability. You should call the emergency maintenance line immediately for these issues.
- Examples: Complete loss of heat in freezing weather, burst water pipe/major leak, serious electrical hazard, or sewage backup.
B. Non-Emergency / Routine Repairs (Maximum 30 Days)
For non-emergency issues, the law requires the landlord to make repairs within a “reasonable time,” which is defined as a maximum of 30 days from the date they receive written notice.
- Examples: Broken dishwasher, leaky faucet, malfunctioning door lock (if unit is secure), or minor drywall damage.
4. How to Submit a Request Correctly (The Right Steps)
If your landlord fails to make necessary repairs, the law grants you specific rights (like rent escrow), but you must follow the correct procedure to protect yourself.
The Crucial First Step: Give Written Notice
- Submit Through the Portal: Always submit your repair request through the Buckeye NW online maintenance portal. This creates an immediate, legally valid record (a written notice).
- Be Specific: Clearly describe the problem (e.g., “The refrigerator freezer is not freezing,” or “The faucet under the kitchen sink has a constant drip”). Include photos if possible.
- Continue Paying Rent: You must continue to pay your full rent on time. If you stop paying, your landlord could evict you.
The Buckeye Northwest Realty Advantage
Your time and peace of mind are valuable. Our 24/7 online maintenance system ensures your concerns are documented instantly, and our professional vendor network guarantees timely, high-quality repairs that keep your home safe and habitable.
Ready to find a rental where maintenance is handled promptly?
Browse available rentals at: buckeyenw.com/rentals
Have questions about maintenance procedures?
Disclaimer: The following content is for informational purposes only and is not intended as legal advice. Always consult your specific lease agreement and a legal professional for guidance on your individual situation.
