How to Get Your Landlord
To Make Repairs
. . .
Rent Escrow
TABLE OF CONTENTS
Residential Landlords Duties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
What to do if Your Landlord Will Not Make Repairs ..................................3
First . . . . Give Written Notice to Your Landlord ..............................3
Second . . . Call the Health Department ......................................4
Third . . . Wait Thirty Days . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
Fourth . . . Pay Your Rent to the Court . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
What Happens After Rent is Deposited With the Court . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Mediation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Court Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
Instructions for Completion of Notice of Landlord’s Breach of Obligation .................9
Sample Notice of Landlord’s Breach of Obligation . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Notice of Landlord’s Breach of Obligation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Instructions to Assist Completion of Application by Tenant to Deposit Rent with the Clerk . . 14
Sample Application by Tenant to Deposit Rent with the Clerk . . . . . . . . . . . . . . . . . . . 16
Application by Tenant to Deposit Rent with the Clerk . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Instructions to Assist Completion of Application for Reduction of Rent, Order to Repair, etc. 20
Application for Reduction of Rent, Order to Repair, etc. . . . . . . . . . . . . . . . . . . . . . . . . 23
Application for Reduction of Rent, Order to Repair, etc. . . . . . . . . . . . . . . . . . . . . . . . . 26
4/2011
©2011 Ohio State Legal Services Association®
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*3.0#Q%*.72#*%#$%&+#,()-,%+-6#
Notice of Landlord/s Breach of Obligation
!"# $$$$$$$$$$$$»$$$$$$$$$$$$ %&"'# $$$$$$$$$¼$$$$$$$$$$$$$$$
$$$$$$$$$$$$$$$$$$$$$$$$$$ $$$$$$$$$$$$$$$$$$$$$$$$$$
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()*'+,*)-,*--&+..,"/,0*)-0"&-1 ()*'+,*)-,*--&+..,"/,2+)*)21
This Notice is to inform you that you have breached you obligations under O.R.C.
§3733.10 or §5321.04 and our rental agreement, as the owner/agent or park operator of the
dwelling located at:
____________________________
_____________½_____________
____________________________
The following conditions need immediate attention and must be corrected by
_________¾__________. (Fill in blank with any reasonable amount of time. This is only meant
to be used in emergency situation such as having inadequate heat or hot water in the winter).
1. ____________¿___________ 4. __________________________
2. _________________________ 5. __________________________
3. _________________________ 6. __________________________
The following conditions must be corrected within thirty (30) days on or before
__________À____________:
(30 days from date mailed)
1. ____________Á___________ 6. __________________________
2. _________________________ 7. __________________________
3. _________________________ 8. __________________________
4. _________________________ 9. __________________________
5. _________________________ 10. __________________________
If the necessary steps are not taken to correct the above conditions within the time periods
indicated above, I will do one or more of the following:
1. Deposit my rent money with the Clerk of ___________Â____________ Court.
2. Apply for a court order directing you to correct the above conditions.
3. Apply for a court order reducing my rent until you correct such conditions.
4. Apply for a court order permitting me to use the rent money to correct these
conditions.
5. Terminate our rental agreement pursuant to O.R.C. Section 5321.07.
______________Ã_____________ ______________Ä_________________
(Tenant’s Signature) (Date mailed or delivered to Landlord)
Notice of Landlord/s Breach of Obligation
!"# $$$$$$$$$$$$$$$$$$$$$$$$$$ %&"'# $$$$$$$$$$$$$$$$$$$$$$$$$$
$$$$$$$$$$$$$$$$$$$$$$$$$$ $$$$$$$$$$$$$$$$$$$$$$$$$$
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()*'+,*)-,*--&+..,"/,0*)-0"&-1 ()*'+,*)-,*--&+..,"/,2+)*)21
This Notice is to inform you that you have breached your obligations under O.R.C.
§3733.10 or §5321.04 and our rental agreement, as the owner/agent or park operator of the
dwelling located at:
____________________________
____________________________
____________________________
The following conditions need immediate attention and must be corrected by
___________________. (Fill in blank with any reasonable amount of time. This is only meant to
be used in emergency situation such as having inadequate heat or hot water in the winter).
1. _________________________ 4. __________________________
2. _________________________ 5. __________________________
3. _________________________ 6. __________________________
The following conditions must be corrected within thirty (30) days on or before
______________________:
(30 days from date mailed)
1. _________________________ 6. __________________________
2. _________________________ 7. __________________________
3. _________________________ 8. __________________________
4. _________________________ 9. __________________________
5. _________________________ 10. __________________________
If the necessary steps are not taken to correct the above conditions within the time periods
indicated above, I will do one or more of the following:
1. Deposit my rent money with the Clerk of ________________________ Court.
2. Apply for a court order directing you to correct the above conditions.
3. Apply for a court order reducing my rent until you correct such conditions.
4. Apply for a court order permitting me to use the rent money to correct these
conditions.
5. Terminate our rental agreement pursuant to O.R.C. Section 5321.07.
_____________________________ _______________________________
(Tenant’s Signature) (Date mailed or delivered to Landlord)
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$$$$$$$$¼$$$$$$$<,=49"
Application by Tenant to Deposit Rent with the Clerk
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O*2+ $$$$$$$$Â$$$$$$$$$$$$ P9B)+-#$$$$$$$$$$$$Ã$$$$$$$$$$$$$$$
Affidavit(Information) in Support of Application
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'")24,*)-,-6+,"),$$$$$$»»$$$$$,9.,5YGGZ>!,(3,4*Q+,'*-+,*00,;*7'+)2.,2",-*2+1?
PE"&),2",'+,*)-,.9B)+-,9),'7,;&+.+):+,249.,$$$$»¼$$$,-*7,"/,$$$$»½$$$<,NL$»¾$$?
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, ,(!+)*)21 ,(O+;627,50+&F1
Notice to Landlord or Agent
W0+*.+,D+,*-Q9.+-,24*2,24+,*D"Q+,2+)*)2,4*.,-+;".92+-,E924,24+,50+&F,&+)2,-6+,/"&,24+,;&+'9.+.
'+)29")+-,*D"Q+?,,!49.,9.,*,:";7,"/,49.S4+&,*;;09:*29")?
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$$$$$$$$$$$$$$$$$<,=49"
Application by Tenant to Deposit Rent with the Clerk
5*.+,>"?,$$$$$$$$$$$$
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0*)-0"&-<,E924,24+,50+&F,"/,24+,:*;29")+-,5"6&2?,(=?G?5?,,HIJII?KNK,"&,HMINK?LJ(C1(K11?
O*2+ $$$$$$$$$$$$$$$$$$$$ P9B)+-#$$$$$$$$$$$$$$$$$$$$$$$$$$$
Affidavit(Information) in Support of Application
!4+,/"00"E9)B,/*:2.,*&+,2&6+,2",24+,D+.2,"/,'7,F)"E0+-B+,(7"6,'6.2,:4+:F,")+,"/,24+,2E",";29").
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, (!+)*)21 ,(O+;627,50+&F1
Notice to Landlord or Agent
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IN THE __________»__________ MUNICIPAL/COUNTY COURT
_________¼________ COUNTY, OHIO
IN RE: ___________½____________ : Case No. _________¾____________
(tenant’s name) :
: APPLICATION FOR REDUCTION
___________¿____________ : OF RENT, ORDER TO REPAIR,
(tenant’s address) : AND ORDER ALLOWING TENANT
: TO USE DEPOSITED RENT TO MAKE
: REPAIRS (O.R.C. 5321.07)
1. I am a tenant, as described by O.R.C. §5321.01(A). I live at: _______________________
____________________________À__________________________________________
________________________________________________________________________.
2. The landlord of the residential premises where I live is
_____________Á_____________.
He/she is a landlord, as defined by O.R.C. §5321.01( B).
3. My landlord and I entered into a rental agreement as defined by O.R.C. §5321.01(D).
4. On or about _________Â____________, I personally delivered or mailed by certified
mail, the attached Notice to my landlord. (Copy of Notice, attached hereto as Exhibit)
5. My rent is in the amount of ____Ã____ per month and is due on or before the ___Ä__ of
the month. The rent due for the month(s) of _____________»»___________ has been
deposited with the Clerk of Court.
6. On the date the attached notice was delivered, my landlord was in violation of the
obligations imposed on him by O.R.C. §5321.04 and/or the rental agreement we entered.
The acts and/or omissions constituting such violations are specified in the attached notice
and consist primarily of: ____________________________________________________
_____________________________»¼________________________________________
7. The following items are attached hereto as Exhibits:
_____ Photographs of the problems needing repair, taken on ________»½_________.
_____ Reports and/or orders from the Department of Buildings and Inspections or the
Health Department, requiring my landlord to repair the violations listed in the
above paragraph. This report/order was issued on ___________»¾_________.
8. The landlord has failed to remedy the conditions specified in the attached notice.
WHEREFORE, tenant applies to this Court for orders:
A. That landlord pay the costs of this action.
B. _____ Directing the landlord to remedy the conditions specified in the attached
notice on or before _______________»¿_____________________;
C. _____ Reducing the periodic rent due to the landlord to _______»À__ dollars per
month until landlord makes the requested repairs;
D. _____ Allow the tenant to use _____»Á______ dollars of the rent deposited to
make the repairs that landlord has failed to make.
Respectfully submitted,
_____________»Â___________________
_____________»Ã___________________
___________________________________
___________________________________
CERTIFICATE OF SERVICE
I hereby certify that a copy of this document was served on ____________Å________, at
this address: ________________________Æ______________________________________. The
document was sent by regular mail this _____Ç_____ day of ______È_____, 20__É__.
_______________Ê_______________
IN THE ______________________ MUNICIPAL/COUNTY COURT
___________________ COUNTY, OHIO
IN RE: _________________________ : Case No. _______________________
(tenant’s name) :
: APPLICATION FOR REDUCTION
_________________________ : OF RENT, ORDER TO REPAIR,
(tenant’s address) : AND ORDER ALLOWING TENANT
: TO USE DEPOSITED RENT TO MAKE
: REPAIRS (O.R.C. 5321.07)
1. I am a tenant, as described by O.R.C. §5321.01(A). I live at: _______________________
________________________________________________________________________
________________________________________________________________________.
2. The landlord of the residential premises where I live is ___________________________.
He/she is a landlord, as defined by O.R.C. §5321.01( B).
3. My landlord and I entered into a rental agreement as defined by O.R.C. §5321.01(D).
4. On or about _____________________, I personally delivered or mailed by certified mail,
the attached Notice to my landlord. (Copy of Notice, attached hereto as Exhibit)
5. My rent is in the amount of ________ per month and is due on or before the _________ of
the month. The rent due for the month(s) of _________________________ has been
deposited with the Clerk of Court.
6. On the date the attached notice was delivered, my landlord was in violation of the
obligations imposed on him by O.R.C. §5321.04 and/or the rental agreement we entered.
The acts and/or omissions constituting such violations are specified in the attached notice
and consist primarily of: ____________________________________________________
________________________________________________________________________
7. The following items are attached hereto as Exhibits:
_____ Photographs of the problems needing repair, taken on ______________________.
_____ Reports and/or orders from the Department of Buildings and Inspections or the
Health Department, requiring my landlord to repair the violations listed in the
above paragraph. This report/order was issued on __________________________.
8. The landlord has failed to remedy the conditions specified in the attached notice.
WHEREFORE, tenant applies to this Court for orders:
A. That landlord pay the costs of this action.
B. _____ Directing the landlord to remedy the conditions specified in the attached
notice on or before ____________________________________;
C. _____ Reducing the periodic rent due to the landlord to ___________ dollars per
month until landlord makes the requested repairs;
D. _____ Allow the tenant to use ___________ dollars of the rent deposited to make
the repairs that landlord has failed to make.
Respectfully submitted,
____________________________________
____________________________________
____________________________________
____________________________________
CERTIFICATE OF SERVICE
I hereby certify that a copy of this document was served on _____________________, at
this address: ________________________________________________________________. The
document was sent by regular mail this __________ day of ______________, 20___.
____________________________________
(O+;627,50+&F1
Did You Find This Packet Useful?
Please answer the following questions. We want to hear from you - what you found helpful
or confusing about this packet. Your answers will allow us to make these packets more useful for
others. Please answer these questions and mail to:
Ohio State Legal Services Association
555 Buttles Avenue
Columbus Ohio 43215
1. What was the name of the packet you were given? _______________________________
2. How did you get this packet?
v legal aid
v court
v other ___________________________________________
3. Was the information in this packet:
(check one)
v clear
v somewhat confusing
v totally confusing / could not understand
if you found the packet somewhat or totally confusing, what words or phases
were difficult to understand?
__________________________________________________________________
__________________________________________________________________
4. Was the information in this packet:
(check one)
v easy to read
v hard to read
5. The information in this packet:
(check one)
v answered all of my questions
v answered some of my questions
v did not answer any of my questions
if the packet did not answer all of your questions, what questions did you need answers
for:________________________________________________________
__________________________________________________________________
__________________________________________________________________
6. Will you save this packet to look at in the future?
v no
v yes
7. Did you fill out the forms or letters contained in the packet?
v yes
v no
If no, why not? _____________________________________________________
__________________________________________________________________
If you did not try to fill out the forms skip to Question 10 below.
8. If you filed the forms in this packet with the court, how did the staff in the clerk’s office
treat you when you presented the documents for filing?
v they were polite
v they were friendly
v they were helpful
v they would not let me file the documents
v they told me I needed other forms. The forms I needed were:___________
____________________________________________________________
____________________________________________________________
9. Did the forms get you a hearing in court on your legal problem?
v yes
v no
if no, why not? _______________________________________________
if yes, what happened when you went to court? _____________________
____________________________________________________________
10. Did this packet help you in any way get your legal problem fixed?
v yes
v no
Please explain: _____________________________________________________
__________________________________________________________________
__________________________________________________________________
__________________________________________________________________
11. Do you have any suggestions for making this packet of materials easier to use?
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
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