A rental house is maintained by two people who see it very differently: the tenant, who lives with small problems every day, and the landlord, who often only hears about them when they've become big ones. The landlords who avoid expensive surprises don't do more repairs; they set up a calendar, make it easy for tenants to report problems early, and keep good records. This guide lays out that calendar.
What Ohio Requires of a Landlord
Ohio's landlord-tenant law (Ohio Revised Code Chapter 5321) sets a baseline every landlord has to meet. Among other things, the landlord must:
- Comply with building, housing, health and safety codes that materially affect health and safety.
- Make repairs and do whatever is reasonably necessary to keep the home fit and habitable.
- Keep the electrical, plumbing, heating, ventilation and any appliances the landlord supplies in good and safe working order.
- Supply running water, reasonable amounts of hot water and reasonable heat (unless the tenant controls and pays for them directly).
- Give reasonable notice before entering, and enter only at reasonable times. Ohio law presumes 24 hours is reasonable notice, except in an emergency.
If a landlord doesn't fix a problem after written notice, Ohio lets a current tenant deposit rent with the local court instead of paying the landlord, until the repair is made. It's far cheaper to respond quickly than to end up there. Some cities also require rental registration or inspections, so check your city's rules too.
Set Up the System Before You Need It
- One clear way to report maintenance: a web form, app or dedicated number, so requests don't get lost in texts.
- Response standards written into the lease or welcome letter: emergencies (no heat in winter, a major leak, gas smell, no water, a safety or security problem) handled the same day; everything else within a few days.
- A bench of vendors before you need them: a plumber, an HVAC company, an electrician, a handyman, and a 24-hour water-damage company.
- A lease that spells out who does what, such as tenants replacing furnace filters and light bulbs, keeping drains clear and reporting leaks promptly, and the landlord handling everything else.
- Landlord insurance (a dwelling policy, not a homeowners policy) and a lease that requires tenants to carry renters insurance.
The Seasonal Calendar
Spring
- Clean gutters and check downspouts drain away from the house.
- Test the sump pump and check the basement for water after the thaw.
- Service the air conditioner before the first heat wave; a dead AC in July is a habitability complaint.
- Walk the exterior: roof, siding, windows, steps and railings (a loose railing is a liability, not a cosmetic issue).
Summer
- Pest control: treat or inspect for ants, termites, wasps and rodents.
- Trim trees and shrubs away from the roof and the AC unit.
- Clean the dryer vent if the laundry is yours to maintain.
- Plan exterior projects such as painting and deck sealing while the weather allows.
Fall
- Have the furnace serviced. No heat in an Ohio January is an emergency for the tenant and an expensive one for you.
- Clean gutters after the leaves fall; shut off and drain outdoor faucets.
- Send tenants a short winter note: keep the heat at 55°F or higher, open sink cabinets in a deep freeze, where the water shut-off is, and who to call for a leak.
- Test smoke and carbon monoxide detectors and replace batteries.
Winter
- Check in after the first deep cold snap: any cold rooms, frozen pipes, ice dams?
- Make sure walks and steps are cleared if snow removal is your job under the lease.
- Book spring projects now, while contractors are less busy.
Once a Year: Walk the Property
Schedule an annual inspection with proper notice, ideally in the fall. Frame it as preventive maintenance, not a check-up on the tenant. Look for leaks under sinks, caulk around the tub, filter condition, detector function, signs of pests, moisture in the basement, and anything the tenant hasn't reported. Take dated photos. Most tenants appreciate it, and small fixes made on the spot build goodwill.
Turnover: The Most Important Day of the Year
Every vacant day costs a day's rent, so turnovers should run to a checklist.
- Do the move-out inspection against the move-in photos and checklist, and document everything with dated photos.
- Send the itemized security deposit notice within 30 days. Ohio requires deductions to be itemized in writing and delivered within 30 days after the lease ends and the tenant moves out.
- Rekey or change the locks.
- Clean, paint and repair: fix every small item now, while the home is empty.
- Service the furnace and AC, replace the filter, test detectors, and check the water heater and sump pump.
- Do a new move-in inspection with the incoming tenant and have them sign it.
For homes built before 1978, federal law requires you to give tenants a lead-based paint disclosure and the EPA's lead pamphlet before they sign the lease. Some Ohio cities have their own lead-safe rules for older rentals, so check locally, and use lead-safe work practices when you disturb old paint during repairs.
Budget for It
| Reserve | Typical amount | What it covers |
|---|---|---|
| Routine maintenance | 5–10% of rent | Repairs, service calls, turnover cleaning and paint |
| Capital expenses | 5–10% of rent | Roof, furnace, AC, water heater, appliances when they wear out |
| Vacancy | About 5–8% of rent | The weeks between tenants |
| Emergency fund | 3–6 months of expenses per property | A big repair or a long vacancy without borrowing |
Cheap fixes come back. Durable choices such as luxury vinyl plank instead of carpet, quality faucets, semi-gloss paint in one standard color you can touch up, and LED fixtures cost a little more up front and save repeat trips for years.
Meet Ohio's baseline (codes, habitable, heat and water, 24-hour entry notice), make reporting problems easy, follow a seasonal calendar, inspect once a year, run every turnover from a checklist, return deposits with an itemized list within 30 days, and budget reserves so a furnace replacement is a planned expense, not an emergency.