Columbus Ohio Landlord Laws, the 2026 Quick Guide (ORC 5321)

Columbus, Ohio (the state capital) operates under Ohio state landlord-tenant law (ORC Chapter 5321) with Franklin County and City of Columbus overlays. Columbus added source-of-income protection in 2021. This is the Columbus-specific quick reference for 2026.

## Ohio baseline

• Security deposit: no cap.
• Deposit interest: 5%/yr if deposit > $50/mo rent + ≥6 month tenancy (ORC 5321.16(A)).
• Return deadline: 30 days (ORC 5321.16(B)).
• Eviction notice: 3 days verbatim (ORC 1923.04).
• Termination: 30 days month-to-month (ORC 5321.17).
• Habitability: ORC 5321.04 + 5321.07.

## Columbus-specific rules

Columbus overlay:

• Columbus Source-of-Income Ordinance (2021): prohibits Section 8 voucher discrimination.
• Columbus Housing Code: habitability inspections via Code Enforcement.
• Franklin County Right to Counsel (eviction defense pilots).
• Lead-Safe: federal + Columbus Public Health certification for pre-1978 units.
• No just-cause eviction.

## Columbus FED process

Columbus evictions go through Franklin County Municipal Court:

1. 3-day notice with verbatim ORC 1923.04 language.
2. FED Complaint filing ($85-$130).
3. Hearing within 14-30 days.
4. Writ of restitution; Franklin County bailiff lockout.

Franklin County is one of Ohio's busiest FED courts. Hearing backlogs in winter can extend timelines.

## Common mistakes

Missing 'you are being asked to leave' verbatim. Franklin County Municipal dismisses defective notices.

Refusing Section 8 in Columbus. Source-of-Income Ordinance prohibits this. Penalties on tenant complaint.

Failing to pay 5% deposit interest. Compounds; tenant remedies under ORC 5321.16(C).

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