Ohio Residential Lease Agreement (2026 Update – 50-State Legal Series)

THIS LEASE AGREEMENT (the “Agreement”) is made and entered into as of ________________________, 20______, by and between the Landlord and Tenant identified below.

Contracting Parties:
Landlord: ______________________________________________
Landlord Mailing Address: ______________________________________________
Tenant: ______________________________________________
Tenant Mailing Address: ______________________________________________

Ohio Owner/Agent Disclosure:
For purposes of Ohio Rev. Code § 5321.18, the following owner and agent information is disclosed. These disclosures do not make the owner, agent, property manager, or person in charge a contracting party unless separately identified as Landlord above.
Owner of Premises: ______________________________________________
Owner Address: ______________________________________________
Owner Agent/Property Manager, if any: ______________________________________________
Agent Address: ______________________________________________
Person in Charge, if owner or agent is an entity: ______________________________________________

WHEREAS, Landlord is the fee owner of certain real property located in ________________________ County, Ohio, with a street address of ______________________________________________ (the “Premises”).

WHEREAS, Landlord desires to lease the Premises to Tenant upon the terms and conditions as contained herein; and      

WHEREAS, Tenant desires to lease the Premises from Landlord on the terms and conditions as contained herein;      

NOW, THEREFORE, in consideration of the covenants and obligations contained in this Agreement and other good and valuable consideration, the parties agree as follows:

1.    TERM.  This Agreement shall commence on ________________________ (“Commencement Date”). [check either A or B]:

❏    A. Lease for Term: This Agreement shall continue as a lease for term with a termination date of  __________________________ at 11:59 PM. Upon termination date, Tenant shall be required to vacate the Premises unless one of the following circumstances occur: (i) Landlord and Tenant formally extend this Agreement in writing or create and execute a new, written, and signed agreement; (ii) applicable federal, state, or local law requires continuation or limits termination of the tenancy; or (iii) Landlord willingly accepts new Rent from Tenant, which does not constitute past due Rent. In the event that Landlord accepts from Tenant new rent, a month-to-month tenancy shall be created. Either party may terminate this month-to-month tenancy by following the procedures specified in paragraph 1B. Rent shall continue at the rate specified in this Agreement, or as allowed by law. All other terms and conditions as outlined in this Agreement shall remain in full force and effect.

❏    B. Month-to-Month: This Agreement shall continue as a month-to-month tenancy. If at any time Tenant desires to terminate the tenancy, Tenant may do so by providing to Landlord written notice of intention to terminate. Such notice to terminate must be provided to Landlord at least thirty (30) days prior to the periodic rental date on which termination is to be effective. If at any time Landlord desires to terminate the tenancy, Landlord may do so by providing to Tenant such written notice of intention to terminate at least thirty (30) days prior to the periodic rental date on which termination is to be effective. For purposes of this Agreement, the 'periodic rental date' is the first day of each calendar month (or such other day as Rent is scheduled to become due under this Agreement). Notice to terminate may be served on any calendar day, but the tenancy shall not terminate prior to the periodic rental date that is at least thirty (30) days after service of notice. Nothing in paragraph 1B limits Landlord's right to terminate this Agreement for breach (including non-payment of Rent) on the shorter notice permitted by the DEFAULT section and Ohio Rev. Code §§ 1923.04 and 5321.17(C).

2.    RENT.  Under the terms of this Agreement, “Rent” shall consist of all monetary obligations owed to Landlord by Tenant in accordance with this Agreement. However, the Security Deposit shall not be considered Rent. Tenant shall pay the monthly Rent stated below for the Term of the Agreement. Rent is due on the 1st day of each calendar month and shall be considered advance payment for that month. If not remitted on the 1st, Rent shall be considered overdue and delinquent on the 2nd day of each calendar month. If the Commencement Date is not the 1st day of a calendar month, Rent due on the Commencement Date shall be prorated based on a 30-day period.
Monthly Rent: $______________________________
Monthly Rent in Words: ______________________________________________ Dollars
Acceptable forms of payment of Rent to Landlord shall be [check all that apply]: ❏ personal check, ❏ money order, ❏ cashier’s check, or ❏ other: ____________________. Payment shall be made to Landlord as follows:
Payment Payee: ______________________________________________
Payment Address: ______________________________________________
In the event that any payment by Tenant is returned for insufficient funds (“NSF”) or if Tenant stops payment, Landlord may, after written notice to Tenant and to the extent permitted by applicable law, require Tenant for the next three (3) monthly rental payments to pay Rent by certified funds, money order, cashier’s check, or another commercially reasonable method designated by Landlord. Landlord's acceptance of an alternate payment method does not waive any right or remedy for the returned payment.

3.    SECURITY DEPOSIT.  Upon the due execution of this Agreement, Tenant shall deposit with Landlord the Security Deposit stated below, receipt of which is hereby acknowledged by Landlord, as security for any damage caused to the Premises during the term hereof. The Security Deposit may be applied to past-due Rent and to damages Landlord has suffered by reason of Tenant's noncompliance with Ohio Rev. Code § 5321.05 or this Agreement, ordinary wear and tear excepted. Any deduction from the Security Deposit shall be itemized and identified by Landlord in a written notice delivered to Tenant, together with the amount due, within thirty (30) days after termination of this Agreement and delivery of possession. Tenant shall provide Landlord in writing with a forwarding address or new address to which the written notice and amount due may be sent. Any Security Deposit in excess of fifty dollars ($50.00) or one month's periodic rent, whichever is greater, shall bear interest on the excess at five percent (5%) per annum if Tenant remains in possession for six (6) months or more, computed and paid annually as required by Ohio Rev. Code § 5321.16.
Security Deposit: $______________________________
Security Deposit in Words: ______________________________________________ Dollars
Tenant shall, on or before the date Tenant delivers possession of the Premises to Landlord, provide Landlord with a written notice setting forth Tenant's forwarding address for purposes of the Security Deposit accounting. Tenant's failure to do so forfeits Tenant's rights to damages and attorney's fees under Ohio Rev. Code § 5321.16(C).

4.    USE OF PREMISES.  The Premises shall be used and occupied only by Tenant and the authorized occupants listed below, exclusively as a private residential dwelling. Tenant shall not allow any other person, other than temporary guests, to occupy the Premises without first obtaining Landlord’s written consent, which shall not be withheld in violation of applicable fair housing law. Landlord may maintain and apply a written, reasonable, and consistently enforced occupancy standard that complies with the federal Fair Housing Act, Ohio fair housing law, and applicable local law. Tenant shall not conduct business activity at the Premises that increases risk, violates law, creates nuisance, increases utilities beyond ordinary residential use, or violates zoning, insurance, condominium, homeowners’ association, or other applicable rules. Tenant shall comply with any and all laws, ordinances, rules and orders of any and all governmental or quasi-governmental authorities affecting the cleanliness, use, occupancy and preservation of the Premises.
Authorized Occupants: ______________________________________________
______________________________________________

5.    CONDITION OF PREMISES.  Tenant has examined the Premises and accepts the Premises in their present condition, except for any defects identified by Tenant in a written move-in condition statement delivered to Landlord within seven (7) days after the Commencement Date. Nothing in this paragraph constitutes a waiver of Landlord's obligations under Ohio Rev. Code § 5321.04 or of Tenant's rights and remedies under Ohio Rev. Code §§ 5321.04 and 5321.07.  

6.    ASSIGNMENT AND SUBLEASING.  Tenant shall not assign this Agreement, or sublease or grant any license to use the Premises or any part thereof without the prior written consent of Landlord.  A consent by Landlord to one such assignment, subleasing or license shall not be deemed to be a consent to any subsequent assignment, subleasing or license.  An assignment, subleasing or license without the prior written consent of Landlord or an assignment or subleasing by operation of law shall be absolutely null and void and shall, at Landlord’s option, terminate this Agreement.

7.    ALTERATIONS AND IMPROVEMENTS.  Tenant shall make no alterations to the buildings or improvements on the Premises or construct any building or make any other improvements on the Premises without the prior written consent of Landlord.  Any and all alterations, changes, and/or improvements built, constructed or placed on the Premises by Tenant shall, unless otherwise provided by written agreement between Landlord and Tenant, be and become the property of Landlord and remain on the Premises at the expiration or earlier termination of this Agreement.

8.    NON-DELIVERY OF POSSESSION.  In the event Landlord cannot deliver possession of the Premises to Tenant upon the commencement of the Lease term through no fault of Landlord or Landlord's agents, Rent shall abate until possession is given. Except as otherwise required by applicable law, and except for Landlord's or Landlord's agents' willful misconduct or negligence, Landlord and Landlord's agents shall not be liable for damages arising solely from the delayed delivery of possession.  Landlord or its agents shall have thirty (30) days in which to give possession, and if possession is tendered within such time, Tenant agrees to accept the demised Premises and pay the rental herein provided from that date.  If possession cannot be delivered within such thirty (30) day period, through no fault of Landlord or its agents, then Tenant, as Tenant's sole and exclusive remedy, may terminate this Agreement by written notice to Landlord, in which event Landlord shall promptly refund any prepaid Rent and Security Deposit and neither party shall have any further liability hereunder. Until Tenant exercises that right of termination, Rent shall continue to abate and this Agreement shall remain in effect.

9.    HAZARDOUS MATERIALS.  Tenant shall not keep on the Premises any item of a dangerous, flammable or explosive character that might unreasonably increase the danger of fire or explosion on the Premises or that might be considered hazardous or extra hazardous by any responsible insurance company.  

10.    UTILITIES.  Except for utilities or services that Landlord is required by law or this Agreement to provide, Tenant shall be responsible for arranging for and paying, when due, utility services serving the Premises that are separately metered or otherwise placed in Tenant's name, including without limitation electricity, natural gas, telephone, internet, and cable/streaming service. The following utility services shall be the responsibility of Landlord [check all that apply]: ❏ Water; ❏ Sewer; ❏ Trash/ recycling; ❏ HOA-supplied utilities; ❏ Other: ______________________________. Tenant shall not allow any utility for which Tenant is responsible to be disconnected during the term of this Agreement except in connection with bona fide service changes. Nothing in this paragraph waives Landlord's obligations under Ohio Rev. Code § 5321.04, including obligations concerning running water, reasonable hot water, reasonable heat, and landlord-supplied fixtures, appliances, or systems where applicable.

11.    MAINTENANCE AND REPAIR; RULES.  Tenant shall, at Tenant's sole expense, keep the parts of the Premises that Tenant occupies and uses safe and sanitary; dispose of rubbish, garbage, and other waste in a clean, safe, and sanitary manner; keep plumbing fixtures as clean as their condition permits; use and operate electrical and plumbing fixtures properly; comply with applicable tenant obligations under building, housing, health, and safety codes; and be responsible for damage caused by Tenant, Tenant's household, guests, invitees, or persons on the Premises with Tenant's consent, ordinary wear and tear excepted. Nothing in this paragraph shifts to Tenant or waives Landlord's obligations under Ohio Rev. Code § 5321.04.  Without limiting the generality of the foregoing, Tenant shall:  
(a)    Not obstruct the driveways, sidewalks, courts, entry ways, stairs and/or halls, which shall be used for the purposes of ingress and egress only;
(b)    Keep all windows, glass, window coverings, doors, locks and hardware in good, clean order and repair;
(c)    Not obstruct or cover the windows or doors; 
(d)    Not leave windows or doors in an open position during any inclement weather;  
(e)    Not hang any laundry, clothing, sheets, or similar items from any window, rail, porch, or balcony in violation of any applicable condominium or homeowners' association rules; 
(f)    Not cause or permit any locks or hooks to be placed upon any door or window without the prior written consent of Landlord;
(g)    Keep all replaceable air conditioning and furnace filters serving the Premises clean and replace them at reasonable intervals if Tenant has access to and control over such filters, and promptly notify Landlord of any malfunction in heating, ventilating, or air conditioning systems supplied or required to be maintained by Landlord.
(h)    Keep all lavatories, sinks, toilets, and all other water and plumbing apparatus in good order and repair and shall use same only for the purposes for which they were constructed.  Tenant shall not allow any sweepings, rubbish, sand, rags, ashes or other substances to be thrown or deposited therein.  Any damage to any such apparatus and the cost of clearing stopped plumbing resulting from misuse shall be borne by Tenant;
(i)    Tenant, Tenant's household members, guests, and invitees shall at all times maintain order in the Premises and at all places on the Premises and shall not make or permit loud or improper noises or otherwise disturb other residents;
(j)    Keep all radios, television sets, stereos, phonographs, etc., turned down to a level of sound that does not annoy or interfere with other residents; 
(k)    Not allow any trash, garbage, rubbish or refuse to be deposited or permitted to stand on the exterior of any building or within the common elements;
(l)    Abide by and be bound by any and all rules and regulations affecting the Premises or the common area appurtenant thereto which may be adopted or promulgated by the Condominium or Homeowners’ Association having control over them.   

12.    INSURANCE.  Landlord, Landlord’s agent or manager, or, if applicable, the Condominium or Homeowners’ Association, are not responsible for insuring Tenant’s or Tenant’s permitted visitors’ personal property and vehicles against loss or damage due to theft, vandalism, fire, water, rain, criminal or negligent acts of others, or any other cause. Landlord has advised Tenant to carry Tenant's own insurance (renter's insurance) to protect Tenant from loss or damage to Tenant's or Tenant's permitted visitors' personal property and vehicles. Whether Tenant is required to maintain renter's insurance is specified in the Renter's Insurance Requirements addendum attached to this Agreement, if any. If no such addendum is attached, renter's insurance is recommended but not required, and Tenant is encouraged to obtain coverage in amounts adequate to protect Tenant's personal property and liability exposure. The parties agree that, upon notification by Landlord, Tenant shall take all actions necessary to avoid: (i) an increase in Landlord’s insurance premium (or Tenant shall pay for the increase in premium); or (ii) loss of insurance.

13.    DAMAGE TO PREMISES.  In the event the Premises are destroyed or rendered wholly uninhabitable by fire, storm, earthquake, or other casualty not caused by the negligence of Tenant, this Agreement shall terminate from such time except for the purpose of enforcing rights that may have then accrued hereunder. The rental provided for herein shall then be accounted for by and between Landlord and Tenant up to the time of such injury or destruction of the Premises, Tenant paying rentals up to such date and Landlord refunding rentals collected beyond such date. Subject to applicable law and Landlord's obligations under Ohio Rev. Code § 5321.04, should a portion of the Premises be rendered uninhabitable by a casualty not caused by Tenant's negligence, Landlord may, by written notice to Tenant within thirty (30) days after the casualty, either (i) repair the damaged portion within a reasonable time, in which case Rent shall abate proportionally between the damaged and undamaged portions of the Premises until restoration is substantially complete, or (ii) terminate this Agreement effective on the date specified in Landlord's notice if repair is not commercially reasonable or possession cannot lawfully continue. Restoration shall proceed with reasonable diligence.

14.    INSPECTION OF PREMISES. Landlord and Landlord's agents shall have the right during the term of this Agreement and any renewal thereof to enter the Premises for lawful purposes, including inspection, repairs, services, additions, alterations, improvements, preservation of the Premises or building, and showing the Premises, provided that except in the case of emergency or if it is impracticable to do so, Landlord shall give Tenant reasonable notice of Landlord's intent to enter and shall enter only at reasonable times. Twenty-four (24) hours' notice is presumed reasonable in the absence of evidence to the contrary. Tenant shall not unreasonably withhold consent for lawful entry permitted by Ohio Rev. Code § 5321.05(B). Landlord and its agents shall have the right to exhibit the Premises and to display the usual 'for sale', 'for rent', or 'vacancy' signs on the Premises at any time within forty-five (45) days before the expiration of this Agreement. The right of entry shall likewise exist for the purpose of removing placards, signs, fixtures, alterations, or additions that do not conform to this Agreement or to any restrictions, rules, or regulations affecting the Premises.

15.    SUBORDINATION OF LEASE.  This Agreement and Tenant’s interest hereunder are and shall be subordinate, junior and inferior to any and all mortgages, liens or encumbrances now or hereafter placed on the Premises by Landlord, all advances made under any such mortgages, liens or encumbrances (including, but not limited to, future advances), the interest payable on such mortgages, liens or encumbrances and any and all renewals, extensions or modifications of such mortgages, liens or encumbrances.  

16.    TENANT’S HOLDOVER.  If Tenant remains in possession of the Premises with the written consent of Landlord after the natural expiration of this Agreement, a new tenancy from month-to-month shall be created between Landlord and Tenant on the same terms and conditions as this Agreement, except that Rent shall be the holdover monthly Rent stated below and the tenancy shall be terminable by either party upon thirty (30) days' written notice prior to the periodic rental date, as provided in Ohio Rev. Code § 5321.17(B). If Tenant remains in possession after the natural expiration of this Agreement without Landlord's written consent, Tenant shall be deemed a holdover at sufferance, and shall pay to Landlord (as liquidated damages and not as a penalty) one and one-half (1.5) times the most recent monthly Rent for each month or partial month of such holdover, in addition to all damages, costs, and expenses incurred by Landlord by reason of such holdover, including loss of a successor tenancy.
Holdover Monthly Rent: $______________________________
Holdover Monthly Rent in Words: ______________________________________________ Dollars

17.    SURRENDER OF PREMISES.  Upon the expiration of the term hereof, Tenant shall surrender the Premises in as good a state and condition as they were at the commencement of this Agreement, reasonable use and wear and tear thereof and damages by the elements excepted.    

18.    ANIMALS.  Tenant shall be entitled to keep no more than ____________ (_____) domestic dogs, cats, or birds only if approved by Landlord in writing and subject to any written pet rules. This paragraph does not apply to service animals or assistance animals that must be permitted as a reasonable accommodation under applicable federal, state, or local fair housing or disability law. At such time as Tenant keeps an approved pet on the Premises, Tenant shall pay to Landlord the pet deposit and/or non-refundable pet fee stated below, as specified in writing. Any refundable pet deposit is a security deposit to the extent required by Ohio law and may be applied only as permitted by law and this Agreement.
Pet Deposit: $______________________________
Pet Deposit in Words: ______________________________________________ Dollars
Non-refundable Pet Fee: $______________________________
Pet Fee in Words: ______________________________________________ Dollars

19.    QUIET ENJOYMENT.  Subject to Tenant's compliance with this Agreement and applicable law, Tenant shall peacefully and quietly have, hold, and enjoy the Premises for the term of this Agreement. Nothing in this paragraph waives Landlord's statutory obligations or Tenant's non-waivable rights under Ohio law.  

20.    INDEMNIFICATION.  Tenant shall be responsible for, and shall indemnify and hold Landlord harmless from, claims, damages, losses, and expenses to the extent caused by the negligent, willful, or unlawful acts or omissions of Tenant, Tenant's household members, guests, invitees, agents, or employees, or by Tenant's breach of this Agreement, except to the extent caused by Landlord's negligence, willful misconduct, breach of this Agreement, or violation of applicable law. Nothing in this paragraph exculpates or limits Landlord's liability arising under law or requires Tenant to indemnify Landlord for Landlord's own liability or related costs.  

21.    DEFAULT.  Tenant shall be in default of this Agreement if Tenant or Tenant’s invitee violates any terms of this Agreement. In addition, Tenant shall be in default if Tenant or Tenant’s invitee:
(a)    Fails to pay Rent or any other sum owed under this Agreement when due;
(b)    Violates any obligation required of Tenant under Ohio Rev. Code § 5321.05 and fails to cure within the time specified in the notice to Tenant;
(c)    Violates homeowners association or community rules, or any fire, safety, health, or criminal law, where such violation (i) occurs on or about the Premises, (ii) materially threatens the safety of the Premises or other residents, or (iii) is a felony involving a controlled substance, drug paraphernalia, or physical harm to a person;
(d)    Brings illegal drugs or paraphernalia into the Premises; 
(e)    Engages in, or permits persons in Tenant's household or persons on the Premises with Tenant's consent to engage in, conduct in connection with the Premises that violates Ohio Rev. Code § 5321.05(A)(9), materially threatens the health or safety of others, or constitutes a material violation of this Agreement or applicable law;
(f)    Abandons the Premises; or
(g)    Provides false, misleading, or materially incomplete information in any rental application or related leasing materials submitted to Landlord.

Upon any default by Tenant, Landlord may exercise all rights and remedies available under this Agreement and applicable Ohio law, subject to any required notice, opportunity to cure, duty to mitigate, and lawful eviction procedures.

If Tenant defaults and Landlord elects to seek possession, Landlord may serve any notice required by Ohio law, including the three-day notice to leave the Premises required before commencing an action under Ohio Rev. Code Chapter 1923, when applicable. Any such notice shall be served as permitted by Ohio Rev. Code § 1923.04 and shall include the mandatory statutory language in a conspicuous manner: “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.” Nothing in this Agreement authorizes self-help eviction, lockout, utility shutoff, or removal of Tenant except through lawful process. Termination of Tenant’s possession rights or Landlord’s subsequent leasing of the Premises to a third party shall not release Tenant from liability for future rent payments or other obligations under this Agreement.

If Tenant fails to pay Rent when due and the default continues for three (3) days thereafter, Landlord may exercise all rights and remedies available at law or in equity, including recovery of unpaid Rent, charges permitted by this Agreement and law, damages caused by Tenant's default, and future rent or reletting damages to the extent recoverable under applicable law. Any claim for future rent or reletting damages is not intended as an unlawful penalty or automatic acceleration of all future rent, and is subject to Landlord's duty to mitigate damages and to applicable Ohio eviction procedures.

22.    LATE CHARGE.  If any Rent payment required under this Agreement is not made within three (3) days after it is due, Tenant shall pay Landlord, in addition to such unpaid Rent and other charges due, the late fee stated below, which the parties intend as reasonable liquidated damages for Landlord's administrative costs, lost use of funds, and collection burden, and not as a penalty. The selected late fee should be reasonable in relation to Landlord's anticipated costs and shall not exceed the amount permitted by applicable law or local ordinance.
Late Fee: $______________________________
Late Fee in Words: ______________________________________________ Dollars

23.    ABANDONMENT.  If at any time during the term of this Agreement Tenant abandons the Premises or any part thereof, Landlord may, at Landlord’s option, obtain possession of the Premises in the manner provided by law, and without becoming liable to Tenant for damages or for any payment of any kind whatever. Landlord may, at Landlord’s discretion, as agent for Tenant, relet the Premises, or any part thereof, for the whole or any part of the then unexpired term, and may receive and collect all rent payable by virtue of such reletting, and, at Landlord’s option, hold Tenant liable for any difference between the rent that would have been payable under this Agreement during the balance of the unexpired term, if this Agreement had continued in force, and the net rent for such period realized by Landlord by means of such reletting. If Landlord lawfully retakes possession following Tenant's abandonment of the Premises, personal property left in the Premises may be treated as abandoned only to the extent permitted by applicable law. Unless a longer period or different procedure is required by applicable state or local law, Landlord may give Tenant written notice describing the property and stating that the property will be removed, stored, sold, donated, or disposed of if not claimed within ______ days after notice (or, if no number is specified, thirty (30) days after notice). Landlord may use commercially reasonable procedures for removal, storage, sale, donation, or disposal, and may charge Tenant for reasonable costs incurred. Nothing in this paragraph authorizes self-help eviction or relieves Landlord from liability for Landlord's negligence, willful misconduct, or violation of applicable law.

24.    RECORDING OF AGREEMENT.  Tenant shall not record this Agreement, or any memorandum or notice of it, in any public records without Landlord’s prior written consent. Any unauthorized recording shall constitute a default under this Agreement, and Tenant shall promptly execute and record any release, termination, or corrective instrument reasonably requested by Landlord.

25.    GOVERNING LAW.  This Agreement shall be governed, construed and interpreted by, through and under the Laws of the State of Ohio.  

26.    SEVERABILITY.  If any provision of this Agreement or the application thereof shall, for any reason and to any extent, be invalid or unenforceable, including without limitation as the result of Ohio Rev. Code § 5321.13, neither the remainder of this Agreement nor the application of the provision to other persons, entities, or circumstances shall be affected thereby, but instead shall be enforced to the maximum extent permitted by law. Where reasonably possible, an invalid provision shall be reformed by the parties or a court of competent jurisdiction to the extent necessary to render it enforceable, consistent with the parties' original intent.

27.    BINDING EFFECT.  The covenants, obligations and conditions herein contained shall be binding on and inure to the benefit of the heirs, legal representatives, and assigns of the parties hereto.

28.    DESCRIPTIVE HEADINGS.  The descriptive headings used herein are for convenience of reference only and they are not intended to have any effect whatsoever in determining the rights or obligations of the Landlord or Tenant.

29.    CONSTRUCTION.  Words used in this Agreement include the singular and plural as the context requires, and references to a person include individuals and entities as applicable.
30.    NON-WAIVER.  No indulgence, delay, waiver, election, non-election, or acceptance of partial or late payment by Landlord shall waive Landlord's rights or remedies under this Agreement or applicable law unless the waiver is in a writing signed by Landlord. No waiver of one breach shall be deemed a waiver of any other or later breach.

31.    MODIFICATION.  The parties hereby agree that this document contains the entire agreement between the parties and this Agreement shall not be modified, changed, altered or amended in any way except through a written amendment signed by all of the parties hereto. 

32.    NOTICE. Except where a specific method of notice or service is required or permitted by applicable law, any notice required or permitted under this Agreement shall be deemed sufficiently given or served if (i) sent by United States certified mail, return receipt requested, (ii) delivered personally with proof of delivery, (iii) delivered by reputable overnight courier with proof of delivery, or (iv) sent by electronic mail to the email address designated below. Notices required by Ohio Rev. Code § 5321.07(A) concerning landlord obligations shall be sent to the person or place where Rent is normally paid, unless applicable law provides otherwise. Notices to leave the Premises or notices used to commence eviction proceedings shall be served by any method permitted or required by Ohio Rev. Code § 1923.04 or other applicable law. A courtesy copy may also be sent by e-mail but is not required. Landlord and Tenant shall each have the right from time to time to change the place or method of notice under this paragraph by written notice to the other party.

______________________________________________
[Agent's Name]

______________________________________________
[Agent's Address]

______________________________________________
[Agent's City, State, Zip]

______________________________________________
[Agent's E-Mail Address]

If to Tenant to:

______________________________________________
[Tenant's Name]

______________________________________________
[Tenant's Address]

______________________________________________
[Tenant's City, State, Zip]

______________________________________________
[Tenant's E-Mail Address]

If Landlord is represented by an agent, the Landlord shall disclose the Agent’s contact information below. In addition to delivering notice to Landlord, Tenant should deliver to the Agent a copy of any notice sent to Landlord when an Agent is identified above. Failure to provide a courtesy copy to the Agent shall not invalidate a notice that is otherwise properly given under applicable law.

______________________________________________  
[Agent’s Name]

______________________________________________  
[Agent’s Address]

______________________________________________  
[Agent’s City, State, and Zip Code]

______________________________________________  
[Agent’s E-Mail Address]

33.    ADDITIONAL PROVISIONS; DISCLOSURES; ADDENDA. Any property-specific disclosures, local-law notices, rules, or addenda that are checked below or attached to this Agreement are incorporated into and made part of this Agreement. Landlord should attach only those addenda that apply to the Premises. Landlord should also confirm that the owner and agent information required by Ohio Rev. Code § 5321.18 has been completed in the introductory paragraph above, including the person in charge if owner or agent is an entity.

Attached addenda/disclosures, if any [check all that apply]. ❏ Lead-Based Paint Disclosure   ❏ Pet Addendum   ❏ Assistance Animal / Reasonable Accommodation Addendum   ❏ Move-In Condition Checklist   ❏ Smoke/Carbon Monoxide Alarm Acknowledgment   ❏ Utility Allocation / Shared-Meter Addendum   ❏ Mold/Moisture Addendum   ❏ Pest/Bedbug Addendum   ❏ HOA/Condominium/Community Rules   ❏ Renter’s Insurance Requirements   ❏ Local/Municipal Disclosure or Rental Registration Attachment   ❏ Small-Landlord Rent-Escrow Notice   ❏ Occupancy Policy ❏ Other: ____________________.

Lead-based paint notice. If the Premises was built before 1978 and no federal exemption applies, Landlord must provide the federally required lead-based paint disclosures, records/reports, EPA pamphlet, Lead Warning Statement, and acknowledgments before lease execution, either in this Agreement or in an attached addendum.

Local-law notice. Some Ohio municipalities or counties may require rental registration, rental licensing, lead-safe certification, inspections, source-of-income notices, nuisance disclosures, or other local forms. Any such local requirements should be handled by attaching the required local addendum, certificate, or disclosure above.

Smoke/CO and property-safety notice. Landlord is responsible for installing and maintaining smoke alarms, carbon monoxide alarms, and other required safety devices to the extent required by applicable state and local law. Tenant shall not disable, tamper with, or remove required alarms or safety devices.

Small-landlord rent-escrow notice (optional; Ohio Rev. Code § 5321.07(C)). Initial only if applicable and accurate. If initialed, Landlord represents that Landlord is the owner of three (3) or fewer residential rental units in Ohio and gives notice that Tenant's rent-escrow remedy under Ohio Rev. Code § 5321.07 may not apply to this Agreement, as permitted by Ohio Rev. Code § 5321.07(C). Initial here if applicable:  Landlord: ________ / Tenant (acknowledgment of notice only): ________.

Additional property-specific terms or disclosures. See attached addendum or insert terms below.
______________________________________________
______________________________________________
______________________________________________
______________________________________________
 
By signing below, Landlord and Tenant agree to be bound by this Agreement as of the date first written above.

As to Landlord:

LANDLORD (“LANDLORD”):

Sign: _________________________________________ Print: _________________________________________

LANDLORD (“LANDLORD”):

Sign: _________________________________________ Print: _________________________________________

As to Tenant:

TENANT (“TENANT”):

Sign: _________________________________________ Print: _________________________________________

TENANT (“TENANT”):

Sign: _________________________________________ Print: _________________________________________

TENANT (“TENANT”):

Sign: _________________________________________ Print: _________________________________________

TENANT (“TENANT”):

Sign: _________________________________________ Print: _________________________________________