You must give your landlord written notice that you need the repair. You can send this by mail, email, or by text. You should keep a copy of your notice to the landlord.
If your landlord requires you to make a request by phone or in a tenant portal, always follow up in writing. Take screenshots of the request in the tenant portal and keep for your records.
Student Legal Services provides a sample notice to repair to students eligible for SLS services. You can request this notice by emailing or texting us at (614) 247-5853.
Remember, if you're an Ohio State student, you can always schedule an appointment with SLS to review your rights.
Do everything you can to document the problem:
Contact Columbus City Code Enforcement so that they can inspect the property and issue a report documenting the problem.
If your heat or air conditioning is not working, keep a record of the temperature of the apartment throughout the day. If there are problems with noise, make a tape recording. If the unit was filthy before you moved in, take photos before you clean it up.
Write down every time you talk to your landlord about the problem and how your landlord does or does not respond. Keep track of which repair people are coming into your apartment, when they are showing up, and what they do. In other words, you should document all of the events that are related to the condition of your apartment and the needed repairs.
The landlord must make the repairs in a reasonable amount of time, not to exceed 30 days. A reasonable amount of time may be less than 30 days if the repairs needed are serious or constitute an emergency (such as lack of heat in the winter). If the landlord does not make the repairs within a reasonable time, you have options. Schedule an appointment with SLS to learn more.
If the landlord does not make the required repairs within thirty days of receiving your written notice, and the problems materially affect health and safety, you may have the right to terminate the lease. It is strongly advised that you seek legal advice before terminating your lease for the landlord’s failure to repair. If you do not carefully follow the steps for terminating your lease, or if the problems are not significant enough, then you may still be responsible for rent until your lease is up or until the landlord is able to find a new tenant. If you are an Ohio State student, you should schedule an appointment with SLS.
In Ohio, there is a process for you to deposit your rent into escrow with the municipal court. instead of paying rent to the landlord. The rent payments stay in an account with the Clerk of Courts until the landlord makes the required repairs or the court releases the rent to you to make the repairs. Paying rent into escrow counts as paying rent, and you cannot be evicted for placing your rent with the court. However, you must follow the proper escrow procedure. It is strongly advised that you seek legal advice before escrowing your rent with the court. If you are an Ohio State student, you should schedule an appointment with SLS.
You may also be entitled to money damages for loss of use of the property, the reduced value of property that has not been repaired, or damage to your personal property caused by the landlord’s failure to make the necessary repairs.
Under no circumstances should you stop paying rent. Once you stop paying rent, the landlord will have the right to bring an eviction action against you.
It is strongly recommended that you speak with an attorney before you bring legal action to recover money damages. If you are an Ohio State student, you should schedule an appointment with SLS.
Even when the repairs are needed because of your actions, a landlord still must make the repairs. However, if you caused the damage, you may be liable to pay for the repairs.
THIS INFORMATION ONLY REFERS TO OHIO LAW AND DOES NOT CONSTITUTE LEGAL ADVICE. IF YOU NEED LEGAL ADVICE, YOU MUST CONTACT AN ATTORNEY. THE LAW MAY HAVE CHANGED SINCE THE DATE OF THIS PUBLICATION.