Ohio Landlord Tenant Act (ORC 5321), the 'You Are Being Asked to Leave' Notice
Ohio residential landlord-tenant law is governed by Chapter 5321 of the Ohio Revised Code, with eviction procedure in ORC Chapter 1923. The most distinctive Ohio rule is the verbatim eviction notice language at ORC 1923.04, which many landlords miss.
ORC Chapter 5321 overview
ORC 5321 covers:
- Security deposits (5321.16).
- Tenant rights and remedies (5321.04).
- Landlord duties (5321.04).
- Rent escrow (5321.08).
Deposit rules at 5321.16
ORC 5321.16 requires:
- If the deposit is held for 6+ months, the landlord must pay 5% annual interest on the amount in excess of $50.
- The deposit must be returned within 30 days of move-out with an itemized statement of deductions.
- A bad-faith violation can trigger double damages plus attorney's fees.
Eviction notice at ORC 1923.04
ORC 1923.04 requires the landlord to serve a written 3-day notice to vacate before filing for eviction. The 3 days exclude the day of service.
The 'You Are Being Asked to Leave' verbatim rule
ORC 1923.04(A) requires the notice to include the verbatim phrase:
> "You are being asked to leave the premises. If you do not leave, an eviction action may be initiated against you. If you are in doubt regarding your legal rights and obligations as a tenant, it is recommended that you seek legal assistance."
If the notice omits or paraphrases this phrase, it is void and the eviction is dismissed.
Where to get an Ohio notice
LeaseKit's Ohio notice to quit template includes the verbatim ORC 1923.04(A) language. $29 one-time.
This post is informational. Ohio's verbatim notice rule is strictly enforced. For contested cases, consult an Ohio-licensed attorney.