Ohio § 5321.04

§ 5321.04.

(A) A landlord who is a party to a rental agreement shall do all of the following: (1) Comply with the requirements of all applicable building, housing, health, and safety

codes that materially affect health and safety; (2) Make all repairs and do whatever is reasonably necessary to put and keep the premises

in a fit and habitable condition; (3) Keep all common areas of the premises in a safe and sanitary condition; (4) Maintain in good and safe working order and condition all electrical, plumbing, sanitary,

heating, ventilating, and air conditioning fixtures and appliances, and elevators,

supplied or required to be supplied by the landlord; (5) When the landlord is a party to any rental agreements that cover four or more dwelling

units in the same structure, provide and maintain appropriate receptacles for the

removal of ashes, garbage, rubbish, and other waste incidental to the occupancy of

a dwelling unit, and arrange for their removal; (6) Supply running water, reasonable amounts of hot water, and reasonable heat at all

times, except where the building that includes the dwelling unit is not required by

law to be equipped for that purpose, or the dwelling unit is so constructed that heat

or hot water is generated by an installation within the exclusive control of the tenant

and supplied by a direct public utility connection; (7) Not abuse the right of access conferred by division (B) of section 5321.05 of the Revised Code ; (8) Except in the case of emergency or if it is impracticable to do so, give the tenant

reasonable notice of the landlord's intent to enter and enter only at reasonable times.  Twenty-four hours is presumed to be a reasonable notice in the absence of evidence

to the contrary. (9) Promptly commence an action under Chapter 1923. of the Revised Code, after complying

with division (C) of section 5321.17 of the Revised Code , to remove a tenant from particular residential premises, if the tenant fails to

vacate the premises within three days after the giving of the notice required by that

division and if the landlord has actual knowledge of or has reasonable cause to believe

that the tenant, any person in the tenant's household, or any person on the premises

with the consent of the tenant previously has or presently is engaged in a violation

as described in division (A)(6)(a)(i) of section 1923.02 of the Revised Code , whether or not the tenant or other person has been charged with, has pleaded guilty

to or been convicted of, or has been determined to be a delinquent child for an act

that, if committed by an adult, would be a violation as described in that division.  Such actual knowledge or reasonable cause to believe shall be determined in accordance

with that division. (10) Comply with the rights of tenants under the Servicemembers Civil Relief Act, 117

Stat. 2835, 50 U.S.C. App. 501 . (B) If the landlord makes an entry in violation of division (A)(8) of this section, makes

a lawful entry in an unreasonable manner, or makes repeated demands for entry otherwise

lawful that have the effect of harassing the tenant, the tenant may recover actual

damages resulting from the entry or demands, obtain injunctive relief to prevent the

recurrence of the conduct, and obtain a judgment for reasonable attorney's fees, or

may terminate the rental agreement.