Ohio Eviction and Landlord-Tenant Law (5th ed.) Summary Contents

Ohio Eviction and Landlord-Tenant Law (5th ed.) iii Summary Contents I. Eviction Action, Procedures... 1 II. Eviction Action, Common Defenses... 115 III. Eviction Action, Additional Defenses, Assisted Housing... 194 IV. Eviction Action, Additional Defenses, Manufactured Home... 277 V. Ohio Landlord-Tenant Act, General Background... 283 VI. Ohio Landlord-Tenant Act, Applicable Tenancies... 286 VII. Rental Agreement Provisions... 299 VIII. Rent Depositing and Related Remedies, R.C. 5321.07-.10... 370 IX. Tenant Claims for Defective Condition at the Premises... 384 X. Tenant Claims for Improper Entry, R.C. 5321.04,.05... 441 XI. Tenant Claims for Retaliation, R.C. 5321.02,.03... 444 XII. Tenant Claims for Lockout or Utility Termination, R.C. 5321.15... 448 XIII. Tenant Claims for Seizure of Personal Property, R.C. 5321.15... 457 XIV. Tenant Claims for Wrongful Eviction, Common Law... 460 XV. Tenant Claims for Wrongful Eviction, 42 U.S.C. 1983... 465 XVI. Security Deposit... 468 XVII. Landlord Claim for Rent... 490 XVIII. Landlord Claim for Property Damage, R.C. 5321.05(C)... 507 XIX. Attorney s Fees... 518 XX. Jurisdiction... 533 XXI. Landlord-Tenant Law for Manufactured Home Parks... 541 XXII. Miscellaneous Landlord-Tenant Issues... 568 XXIII. Land Installment Contracts, R.C. Chapter 5313... 591 XXIV. HUD-Assisted Rental Housing Programs... 608 Table of Cases... 633 Index... 782

iv Ohio Eviction and Landlord-Tenant Law (5th ed.) Detailed Contents I. Eviction Action, Procedures... 1 A. General Background... 1 1. Statutory Remedy... 1 2. Purpose of an Eviction Action... 1 3. Parties in an Eviction Action Not Limited to Landlord Claims Against Tenants... 2 a. Overview... 2 b. Applicability to Housing Cooperatives... 3 4. Action at Law... 4 B. Application of the Ohio Rules of Civil Procedure... 4 C. Notice to Vacate, R.C. 1923.04... 9 1. General Background... 9 a. Notice for Commencing Eviction Action... 9 b. Jurisdictional Requirement... 10 c. Service of a Second Notice to Vacate... 11 2. Content... 12 a. Written Notice... 12 b. Name of the Prospective FED Plaintiff... 12 c. Statement to Leave Statutory Language... 12 d. Reason for the Eviction... 15 e. Vacation Date... 15 3. Time of Service... 16 a. Three-Day Rule... 16 b. Computation of the Three-Day Period... 16 c. Additional Time Specified Vacation Date in the Notice... 17

Ohio Eviction and Landlord-Tenant Law (5th ed.) v d. Additional Time Landlord Delay... 17 e. Expiration of Tenancy Prerequisite... 19 4. Method of Service... 22 a. General Rule... 22 b. Deceased Resident of Manufactured Home Park... 23 5. Time and Method of Service, Drug-Related R.C. 1923.02(A)(6) Eviction... 23 D. Notices of Termination, R.C. 5321.11, 5321.17... 25 1. Introduction... 25 2. R.C. 5321.11 Notice of Termination... 26 a. Materially Affects Health and Safety, Effect of the Limitation... 26 b. Written Notice... 27 c. Statement of the Violation with Specificity... 27 d. Statement of a Termination Date, and the Thirty-Day Requirement... 28 e. Timely Remedy of the Violation... 28 f. Applicability to Written Leases... 30 g. Jurisdictional Requirement... 31 3. R.C. 5321.17 Notice of Termination... 32 a. Written or Oral Notice... 32 b. Content Requirements... 33 c. Time of Service, and the Thirty-Day Requirement... 33 4. Rent Payment After Service of the Notice of Termination... 35 5. Second Notice of Termination After Voluntary Dismissal... 35 E. Content of the Complaint... 36 1. R.C. 1923.05... 36 2. Ohio Rules of Civil Procedure... 36 a. Civil Rule 8(A) Ground for Eviction Limited by Complaint... 36

vi Ohio Eviction and Landlord-Tenant Law (5th ed.) b. Civil Rule 10(D) Attachment of Lease... 37 c. Civil Rule 12(E) More Definite Statement... 38 d. Civil Rule 15(B) Amendment to Allege New Ground for Eviction... 38 e. Civil Rule 18(A) Joinder of Claims... 39 F. Content of the Summons... 40 1. R.C. 1923.06... 40 2. Civil Rule 4(B)... 41 G. Service of the Summons and Complaint... 41 1. Introduction... 41 2. Time of Service... 42 3. Method of Service... 42 a. R.C. 1923.06 Rules... 42 b. Conflict Between R.C. 1923.06 Rules and Civil Rules 4.1 and 4.6 Eviction Claim... 44 c. Conflict Between R.C. 1923.06 Rules and Civil Rules 4.1 and 4.6 Non-Eviction Claim... 46 d. R.C. 1923.06 Additional Rules Deceased Resident of Manufactured Home Park... 50 4. Time and Method of Service, Drug-Related R.C. 1923.02(A)(6) Eviction... 50 H. Answer... 50 I. Counterclaims... 51 1. Permissive Counterclaims... 51 2. Compulsory Counterclaims... 51 3. Compulsory Joinder Counterclaims of Tenant s Non-Party Child... 53 4. Practice Issues... 53 J. Jury Demand... 54 1. Party s Right to a Trial by Jury... 54

Ohio Eviction and Landlord-Tenant Law (5th ed.) vii 2. Time Period for Filing a Jury Demand... 55 3. Advance Deposit Requirements for Filing a Jury Demand... 57 a. Introduction... 57 b. R.C. 1901.26(A)(3) Deposit Requirement... 57 c. Rent Deposit Requirement... 59 4. Waiver of the Right to a Trial by Jury... 60 5. Withdrawal of a Jury Demand... 62 K. Continuance and Bond... 62 L. Jurisdictional Issues... 65 1. Certification to a Court of Common Pleas... 65 2. Jurisdictional-Priority Rule Two Pending Cases... 69 3. Title Dispute... 71 4. Domestic Relations Court... 73 a. Marital Residence... 73 b. Civil Protection Order... 74 5. Probate Court... 74 M. Practice Issues... 75 1. Interim Order for Inspection of the Premises by a Governmental Agency, R.C. 1923.15... 75 2. Consolidated or Separate Trials... 75 3. Magistrate, Bench, or Jury Trial... 77 4. Court Reporter... 78 5. Trial Tenant Not Present... 78 6. Trial Unrepresented Party... 79 7. Collateral Estoppel and Res Judicata... 80 a. Collateral Estoppel... 80 b. Res Judicata... 81

viii Ohio Eviction and Landlord-Tenant Law (5th ed.) 8. Hearsay Evidence... 83 9. Burden of Proof Issues, Assisted Housing... 84 10. Miscellaneous Evidence and Proof Issues... 85 N. Magistrate s Decision and a Party s Objections... 85 1. Content of a Magistrate s Decision... 85 2. Court Review of a Magistrate s Decision, Absent Objections... 86 3. Objections to a Magistrate s Decision... 86 4. Stay Pending a Ruling on Objections... 90 O. Judgment and Writ of Restitution... 91 1. Introduction... 91 2. Writ of Restitution... 91 3. Persons Against Whom an Eviction Judgment May Be Enforced... 93 4. Manufactured Home Park, Summary Process for Judicial Sale of the Home... 94 5. R.C. 1923.15 Remedial Order... 97 P. Post-Judgment Motions... 98 1. Civil Rule 59 Motion... 98 2. Civil Rule 60(B) Motion... 99 3. Motion to Vacate a Judgment... 102 4. Motion to Amend Agreed Judgment... 103 Q. Appeal... 104 1. Introduction... 104 2. Final Appealable Order... 104 3. Stay and Supersedeas Bond... 105 4. Mootness... 109 5. Appeal Time Period, If Post-Judgment Motion or Objection Filed... 114

Ohio Eviction and Landlord-Tenant Law (5th ed.) ix II. Eviction Action, Common Defenses... 115 A. Deficient Content/Service of Notice to Vacate or Notice of Termination... 115 1. R.C. 1923.04 Notice to Vacate... 115 2. Notice of Termination, R.C. 5321.11... 115 3. Notice of Termination, R.C. 5321.17(B)... 116 B. Deficient Service of Process... 116 C. Waiver of the R.C. 1923.04 Notice to Vacate... 118 1. General Rule... 118 2. Assisted Housing Tenancies... 123 D. Waiver of the R.C. 5321.11 or 5321.17 Notice of Termination... 127 E. Waiver of the Breach... 128 1. Overview... 128 2. Waiver of the Breach by Acceptance of Rent... 129 a. Nonpayment of Rent Breach... 129 b. Other Breach... 130 3. Waiver of the Breach by Execution of New Lease... 131 F. Remedy of the Condition Specified in the R.C. 5321.11 Notice of Termination... 133 G. Timely Surrender of Possession... 133 H. Course of Conduct of Accepting Late Rent Payment... 134 I. Renewal of Periodic Tenancy Due To Partial Payment of Rent... 138 J. Timely Tender of Rent Refused... 138 K. Tender of Rent Excused... 139 1. Vain Act... 139 2. Landlord s Instructions... 140 L. Absence of Timely Demand Rent Collection at the Premises... 141 M. Payment of Rent that Accrued During a Prior Eviction Action... 142

x Ohio Eviction and Landlord-Tenant Law (5th ed.) N. Accord and Satisfaction... 143 O. Rent Abatement, R.C. 1923.061(B)... 144 1. Overview... 144 2. Deposit of Rent with the Court... 145 3. Net Judgment... 150 4. Written Counterclaim... 150 5. Notice... 150 6. Payment of Deficiency... 150 P. Implied Warranty of Habitability, Common Law... 152 Q. Set-Off Against Rent, Common Law... 153 R. Tenant Repairs in Lieu of Rent, Agreement... 154 S. Rent Adjustment Tenant on Active Duty, R.C. 1923.062... 155 T. Retaliation, R.C. 5321.02,.03... 156 1. Scope of the Retaliation Defense... 156 2. Proof Issues... 156 3. R.C. 5321.03 Exceptions... 159 4. Dual Motive Issue... 162 U. Discrimination... 163 1. Federal and Ohio Statutes... 163 2. Reasonable Accommodation Requirements... 165 V. Lease, Procedures for Termination... 168 W. Lease, Non-Material Breach... 170 X. Lease, Ambiguous Forfeiture Provision... 170 Y. Lease, Unconscionable Provision, R.C. 5321.14... 171 Z. Lease, Landlord Prevents Performance... 172 AA. Repayment Agreement, Contract of Adhesion... 172 BB. Equity... 173 1. Overview... 173

Ohio Eviction and Landlord-Tenant Law (5th ed.) xi 2. Project-Based Assisted Housing... 177 3. Manufactured Home Park... 181 CC. Real Party in Interest... 182 DD. Fictitious Name Registration... 184 EE. Unauthorized Practice of Law... 187 1. Corporation Without Counsel... 187 2. Limited Liability Company Without Counsel... 188 3. Partnership Without Counsel... 189 4. Non-Attorney Practicing Law, R.C. 4705.01... 190 a. General Rule... 190 b. Picklo Rule... 190 c. Power of Attorney Rule... 191 FF. Co-Tenant Versus Co-Tenant... 191 GG. Statute of Limitations, R.C. 1923.01(B)... 192 HH. Defense for Drug-Related R.C. 1923.02(A)(6) Eviction... 192 III. Eviction Action, Additional Defenses, Assisted Housing... 194 A. Introduction, Federal Notice of Termination and Good Cause... 194 B. Strict Compliance with Federal Notice Rules, Ohio Case Law... 196 C. Federal Notice of Termination (Content), Ohio Case Law... 198 1. Omission or Misstatement of a Required Element... 198 2. Statement of Reason with Specificity... 201 3. Eviction Solely for Reason(s) in the Notice... 208 4. Consolidation of Federal Notice of Termination and State Notice to Vacate... 209

xii Ohio Eviction and Landlord-Tenant Law (5th ed.) D. Federal Notice of Termination (Service), Ohio Case Law... 210 1. Time of Service... 210 a. Public Housing... 210 b. Project-Based Subsidized Housing... 211 c. HCVP... 212 2. Method of Service... 213 3. Service of a Second Notice of Termination... 213 E. Federal Notice of Termination, Opportunity to Cure the Breach... 214 F. Administrative Hearing/Meeting, Ohio Case Law... 216 G. Good Cause, Ohio Case Law... 221 1. Nonpayment of Rent... 221 a. Circumstances Beyond Tenant s Control... 221 b. Improperly Calculated Rent... 222 c. Improper Rent Deposit... 223 d. Rent Refused Due to Unpaid Charge... 223 2. Late Tender of Rent... 225 3. Nonpayment of a Charge... 226 4. Recertification Failure to Furnish Information... 227 a. Project-Based Assisted Housing Termination or Market Rent... 227 b. Housing Choice Voucher Program... 229 5. Unauthorized Occupant/Authorized Guest... 229 6. Non-Criminal Conduct of Tenant s Child... 230 7. Non-Criminal Conduct of Guest... 231 8. Criminal Conduct of Tenant, Household Member, or Guest... 234 a. HUD Regulations... 234 b. On or Near the Premises... 235 c. Threat to Health, Safety, or Peaceful Enjoyment of Premises... 237 d. Innocent Tenant Issue, Public Housing... 237

Ohio Eviction and Landlord-Tenant Law (5th ed.) xiii e. Innocent Tenant Issue, Project-Based Subsidized Housing... 242 f. Drug-Related Criminal Activity... 243 g. Misdemeanor... 243 h. Conduct of Minor, Juvenile Court... 244 i. Violation of Condition of Probation or Parole... 244 j. Absence of Criminal Conviction... 244 k. Self-Defense... 245 l. Pre-Admission Criminal Conduct... 245 m. Ohio Case Law Finding Good Cause... 246 9. Violence Against Women Act... 247 10. Conduct of Uninvited Person... 247 11. Forebearance Agreement to Vacate, Breach... 249 12. Minor Violation of Lease... 250 13. Other Grounds... 251 H. Housing Choice Voucher Program Issues... 254 1. Service of Notice to Vacate on the PHA... 254 2. Abatement/Termination of Payments Based on Landlord s Failure to Make Repairs... 255 3. Excess Tenant Rent Demanded by Landlord... 258 4. Sale of the Premises During the Tenancy... 260 5. Foreclosure of a Mortgage on the Premises During the Tenancy Preemption... 260 I. Additional Retaliation Defenses... 262 1. First and Fourteenth Amendments... 262 2. HUD Regulations... 262 J. Bankruptcy... 263 1. Overview... 263 2. Stoltz Analysis of Chapter 7, 525(a) Issue... 265

xiv Ohio Eviction and Landlord-Tenant Law (5th ed.) 3. Unexpired Lease Term, Chapters 13 and 7... 267 4. Prompt Cure, Chapter 13... 269 5. Automatic Stay... 269 K. Public Housing Turnkey III (Homeownership)... 271 L. Low Income Housing Tax Credit Program... 272 1. Introduction... 272 2. Set-Aside of Low Income Units... 272 3. Rent for Low Income Units... 273 4. Eviction Rules for Low Income Units... 274 a. Notice of Termination... 274 b. Good Cause... 275 IV. Eviction Action, Additional Defenses, Manufactured Home... 277 A. Introduction... 277 B. Conventional Defenses... 278 C. Additional Defenses... 279 1. Cause Requirement... 279 2. Unlawful Rent Increase... 281 3. Nondisclosure of Fees... 282 4. Sale/Purchase of the Home... 283 V. Ohio Landlord-Tenant Act, General Background... 283 A. Remedial... 283 B. Purpose... 284 C. Effect on Common Law... 285 D. Effect on Local Ordinances... 286

Ohio Eviction and Landlord-Tenant Law (5th ed.) xv VI. Ohio Landlord-Tenant Act, Applicable Tenancies... 286 A. Overview... 286 B. Rental Agreement... 287 C. Tenant... 288 D. Landlord... 290 E. Residential Premises... 290 F. Transient Occupancy, for Residential Premises Exclusions... 292 1. Introduction... 292 2. Application of the Rule of Statutory Construction for the Use of Identical Words in the Same Statute... 292 3. Transient Occupancy Means Up To Thirty Days... 294 G. Employee Tenant... 298 VII. Rental Agreement Provisions... 299 A. Contract Law Governs Leases... 299 B. Incorporation of R.C. Chapter 5321 Provisions... 301 C. Landlord Duty to Maintain and Provide Services for the Premises... 302 1. Scope of the R.C. 5321.04 Duty... 302 a. Summary of the Statutory Requirements... 302 b. Duty to a Tenant s Social Guest... 303 c. Prohibition Against Waiver... 304 2. Comply with the Building, Housing, Health, and Safety Codes, R.C. 5321.04(A)(1)... 305 3. Put and Keep the Premises in Fit and Habitable Condition, R.C. 5321.04(A)(2)... 306 a. Introduction... 306 b. General Factors for Determining Whether a Defective Condition Violates the Duty... 306

xvi Ohio Eviction and Landlord-Tenant Law (5th ed.) c. Court Decisions on Whether Particular Structural Defects Violate the Duty... 307 d. Bed Bugs Duty and Liability Issues... 309 4. Keep the Common Areas in Safe and Sanitary Condition, R.C. 5321.04(A)(3)... 311 a. Introduction... 311 b. Open and Obvious Doctrine Inapplicable... 312 c. Removal of Ice/Snow from Common Areas... 313 d. Other Court Decisions... 315 5. Maintain Fixtures/Appliances in Good and Safe Working Order, R.C. 5321.04(A)(4)... 316 6. Supply Water, Hot Water, and Heat, R.C. 5321.04(A)(6), PUCO Rule, and Other Sources... 317 a. R.C. 5321.04(A)(6)... 317 b. PUCO Rule... 319 c. Other Sources of Landlord Duty to Provide Water Service... 319 7. No Affirmative Duty Under R.C. 5321.04(A) to Inspect the Premises... 320 8. Reasonable Security Measures Against Criminal Activity... 320 9. Implied Covenant of Quiet Enjoyment, Common Law... 322 10. Additional Terms of Rental Agreement... 325 D. Tenant Duty to Maintain and Properly Use the Premises... 325 1. Summary of the R.C. 5321.05(A) Duties... 325 2. Keep the Dwelling Safe and Sanitary, R.C. 5321.05(A)(1)... 326 3. Duty Relative to Damage to the Premises, R.C. 5321.05(A)(6)... 327 a. General Background... 327 b. Damage by Third-Party... 327 4. Do Not Disturb Neighbors Peaceful Enjoyment, R.C. 5321.05(A)(8)... 330 5. Non-R.C. 5321.05(A) Duties Under the Rental Agreement... 331

Ohio Eviction and Landlord-Tenant Law (5th ed.) xvii E. Landlord Access to the Premises... 332 F. Rent... 334 1. Definition... 334 2. Form of Payment... 335 3. Prerequisite to Landlord-Tenant Relationship... 336 4. Amount of Obligation, Initial or Increase... 336 5. Place for Payment... 338 6. Acceptance of Payment... 338 a. Payment by Check or Money Order... 338 b. Payment by Third Party... 340 c. Payment by Bank Deposit... 341 d. Payment by Mail... 341 7. Month to Which Payment Applies... 342 8. Due Date of Payment... 343 9. Late Payment Fee... 344 a. Written Authorization Prerequisite... 344 b. Liquidated Damages or Penalty... 344 c. Unconscionability, R.C. 5321.14... 346 d. Actual Damages, Absent Late Payment Fee... 347 e. Discount Rent or Late Payment Fee... 348 f. Nonpayment of a Late Payment Fee... 348 10. Sale of Rental Premises, Rent Payments... 348 11. Pending Eviction Action, Rent Payments... 350 G. Guests... 350 1. Tenant s Right to Invite Guests... 350 2. Registration/Approval of Overnight Guests... 351 3. Guest or Unauthorized Occupant... 352 4. Ban Lists and Trespass Policies... 353

xviii Ohio Eviction and Landlord-Tenant Law (5th ed.) H. Spouse, Not Named on Lease... 356 I. Landlord, Name and Address... 356 J. Renewal Provisions... 357 K. Prohibited Provisions... 360 1. Unconscionable Provisions, R.C. 5321.14... 360 2. Other Prohibited Provisions, R.C. 5321.06 and 5321.13... 365 L. Prohibited Occupancy Sex Offenders, R.C. 2950.034, 5321.051... 370 VIII. Rent Depositing and Related Remedies, R.C. 5321.07-.10... 370 A. Requirements and Procedures for Rent Depositing... 370 B. Release of the Rent Deposits to the Landlord, R.C. 5321.09,.10... 373 C. Release of the Rent Deposits to the Tenant... 376 D. Fee of Clerk of Court on Release of Rent Deposits, R.C. 5321.08(D)... 377 E. Bad Faith Rent Depositing, R.C. 5321.09(D)... 378 F. Interplay Between Improper Rent Depositing and an Eviction Action... 378 G. Constitutionality of the Rent Deposit Procedure... 380 H. Tenant Claim for Repair, Reduced Rent, and Rent Release, R.C. 5321.07(B)(2)... 380 I. Tenant Termination of the Rental Agreement, R.C. 5321.07(B)(3)... 382 IX. Tenant Claims for Defective Condition at the Premises... 384 A. R.C. 5321.04 Contract Claim... 384 1. Introduction... 384 2. Notice Requirement... 385 3. Reasonable Time to Remedy Issue... 386 4. Landlord Fault Issues... 387 5. Subtenant Issues... 388

Ohio Eviction and Landlord-Tenant Law (5th ed.) xix 6. Tenant Cooperation Issues... 389 7. Injunctive Relief, and Contempt Enforcement... 389 8. Monetary Relief... 390 a. General Damages General Rule... 390 b. General Damages Assisted Housing... 392 c. General Damages Amounts Awarded... 394 d. Special Damages... 403 e. Punitive Damages, Unavailable... 406 9. Attorney s Fees, Unavailable... 407 10. Waiver Issues... 407 11. Proof Issues Tenant Testimony... 408 a. Introduction... 408 b. Owner Opinion Rule... 408 c. Rental Value Testimony Not Required... 410 d. Use of a Diary... 410 e. Use of Pictures... 410 f. Corroboration Via a Viewing of the Premises... 411 12. Proof Issues R.C. 5321.04(A)(1) Code Violation... 411 a. No Requirement for Code Violation Citation... 411 b. Code Inspector Testimony... 411 B. R.C. 5321.04 Negligence Per Se Claim... 413 1. Overview... 413 2. Notice... 414 a. General Rule... 414 b. Constructive Notice... 414 c. Specificity of the Notice General Rule... 418 d. Specificity of the Notice Lead Paint... 420

xx Ohio Eviction and Landlord-Tenant Law (5th ed.) e. Rule for the R.C. 5321.04(A)(4) Duty to Maintain, Latent Defects... 420 f. Rule for the R.C. 5321.04(A)(1) Duty to Comply With Applicable Codes... 422 g. Social Guest of Tenant... 423 3. Proximate Cause... 423 4. Types of Damages... 425 a. Compensatory Damages... 425 b. Punitive Damages... 426 5. Independent Contractor... 426 6. Sale of Property, Seller s Liability for Existing Defective Conditions... 427 7. Defense Issues... 428 a. Open and Obvious Doctrine... 428 b. Comparative Negligence... 428 c. Implied Assumption of Risk... 429 d. Primary Assumption of Risk... 429 C. Common Law Negligence, Premises Liability... 429 1. Overview... 429 2. Open and Obvious Doctrine... 431 3. Supplement to R.C. 5321.04 Negligence Per Se Claim... 432 D. Common Law Negligence, Criminal Activity of Third Party... 432 E. R.C. 5321.04 Emotional Distress Claims... 434 F. R.C. 5321.12 Claim... 436 G. Receivership Claims... 436 1. Receiver to Abate Public Nuisance, R.C. 3767.41 General Rule... 436 2. Receiver to Abate Public Nuisance, R.C. 3767.41 Subsidized Housing... 438

Ohio Eviction and Landlord-Tenant Law (5th ed.) xxi 3. Receiver to Manage Premises Due to Landlord s Noncompliance with Court Order, R.C. 2735.01... 439 H. Restitution, Housing Code Cases... 441 X. Tenant Claims for Improper Entry, R.C. 5321.04,.05... 441 A. Rights and Duties Relative to any Landlord Entry Upon the Premises... 441 B. R.C. 5321.04(B) Remedies... 441 C. Common Law Remedies... 443 XI. Tenant Claims for Retaliation, R.C. 5321.02,.03... 444 A. Types of Retaliation Prohibited... 444 B. R.C. 5321.02(B) Remedies... 445 C. R.C. 5321.03 Exceptions... 446 D. Common Law Remedies... 447 XII. Tenant Claims for Lockout or Utility Termination, R.C. 5321.15... 448 A. Type of Conduct Prohibited... 448 B. R.C. 5321.15(C) Remedies... 449 1. Monetary Relief... 449 2. Attorney s Fees... 454 3. Injunctive Relief... 454 C. Additional Remedies... 456 XIII. Tenant Claims for Seizure of Personal Property, R.C. 5321.15... 457 A. Type of Conduct Prohibited... 457 B. R.C. 5321.15(C) Remedies... 458 C. Additional Remedies... 458

xxii Ohio Eviction and Landlord-Tenant Law (5th ed.) XIV. Tenant Claims for Wrongful Eviction, Common Law... 460 A. Introduction... 460 B. Contract Claim, Landlord Removal of Tenant Forcibly or by Demand... 460 C. Contract Claim, Constructive Eviction... 462 D. Tort Claim, Fraud and Deceit... 463 E. Tort Claim, Malicious Prosecution... 464 XV. Tenant Claims for Wrongful Eviction, 42 U.S.C. 1983... 465 A. Police Assisting Landlord... 465 B. City Code Enforcement... 467 XVI. Security Deposit... 468 A. Definition and Legal Status of Security Deposits... 468 B. Distinction Between a Security Deposit and Other Deposits/Fees... 468 1. Pet Deposits and Pet Fees... 468 2. Advance Payment of Last Month s Rent... 469 3. Application Payments... 469 4. Non-Refundable Redecorating or General Maintenance Fee... 471 5. Non-Refundable Premium for Surety Bond... 471 6. Deposit for Option to Purchase... 472 C. Tenant Cancels Agreement Before Occupancy, Security Deposit Rights... 472 D. Amount of the Security Deposit... 474 E. Interest on the Security Deposit Payable to the Tenant... 474 F. Maintenance/Use of the Security Deposit, During the Tenancy... 475

Ohio Eviction and Landlord-Tenant Law (5th ed.) xxiii G. Use/Return of the Security Deposit, After the Tenancy... 475 1. General Rule... 475 2. Landlord Option on Applying the Deposit... 476 3. Written Itemization... 476 4. Thirty-Day Period... 477 5. Forwarding Address... 478 H. Tenant Claim for the Security Deposit and Related Relief... 481 1. Overview... 481 2. Wrongful Withholding... 482 3. Statutory Damages... 482 4. Reasonable Attorney s Fees... 484 5. Practice Issues... 487 a. Compulsory Counterclaims... 487 b. Burden of Proof... 488 c. Accord and Satisfaction... 488 d. Improper Parties, R.C. 5321.16(C)... 488 6. Third-Party Purchaser of the Premises... 489 7. Conflict Between R.C. 5321.16 and the Rental Agreement... 490 XVII. Landlord Claim for Rent... 490 A. End Date of Rental Obligation... 490 1. Month-to-Month Tenant... 490 2. Remainder of Lease Term, Post-Service of the Notice to Vacate... 493 3. Remainder of Lease Term, Post-Death of the Tenant... 493 4. Holdover Tenant... 494 5. Rent Accrual During an Eviction Action... 496 B. Landlord Duty to Mitigate... 497

xxiv Ohio Eviction and Landlord-Tenant Law (5th ed.) C. Defense Issues... 500 1. Collateral Estoppel... 500 2. Compulsory Counterclaim/Res Judicata... 500 3. Security Deposit as Set-Off... 501 4. Untimely Rent Refused... 501 5. Unaccrued Rent... 501 6. Preclusion of Additional Claim for Unpaid Security Deposit... 501 7. Preclusion of Additional Claim for Late Payment Fee... 502 8. Noncompliance With R.C. 5321.16(B) Itemization Rule... 503 9. Preclusion of Award of Both Liquidated and Actual Damages... 503 10. Fictitious Name (Landlord)... 504 D. Practice and Procedure Issues... 504 1. Default Judgment, Complaint for Eviction Claim and Monetary Claim... 504 a. Application of Civil Rule 55... 504 b. Application of Civil Rule 54(C)... 505 2. Joinder of Parties, Civil Rule 19(A)... 506 a. Co-Tenant Owners... 506 b. Guarantor of Lease... 506 3. Interest Award on Judgments... 507 XVIII. Landlord Claim for Property Damage, R.C. 5321.05(C)... 507 A. Introduction... 507 B. Normal Wear and Tear... 507 C. Measure of Damages... 510 1. Real Property... 510 2. Personal Property... 511

Ohio Eviction and Landlord-Tenant Law (5th ed.) xxv D. Reasonable Attorney s Fees... 512 E. Defense Issues... 513 1. Collateral Estoppel... 513 2. Required Link Between the Damage and an R.C. 5321.05(A) Violation... 513 3. Proof of Damage Amount... 515 4. Damage Claim Less Than the Security Deposit... 516 5. Preclusion of Additional Claim for Unpaid Security Deposit... 516 6. Noncompliance With R.C. 5321.16(B) Itemization Rule... 516 7. Joint and Several Liability... 516 F. Practice and Procedure Issues... 517 1. Default Judgment, Complaint for Eviction Claim and Monetary Claim... 517 a. Application of Civil Rule 55... 517 b. Application of Civil Rule 54(C)... 517 2. Joinder of Parties, Civil Rule 19(A)... 517 3. Owner Opinion Rule... 517 4. Admissibility of Estimates... 518 XIX. Attorney s Fees... 518 A. Authority Under R.C. Chapter 5321... 518 B. Authority Under Common Law... 519 C. Attorney s Fees Taxed as Costs... 520 D. Absence of Attorney Fee Demand in the Pleadings... 522 E. Time Period for Filing a Motion for Attorney s Fees... 522 F. Standards for Computing the Amount of an Attorney Fee Award... 523 1. General Standard... 523 2. Inclusion of Time Spent Litigating the Attorney Fee Award... 525 3. Inclusion of Time of Legal Intern... 525

xxvi Ohio Eviction and Landlord-Tenant Law (5th ed.) 4. Exclusion of Time Spent on Other Claims... 525 5. Limitation Based on the Amount of the Underlying Judgment... 526 6. Limitation Based on the Absence of Difficulty... 527 7. No Limitation Based on Contingency Agreement... 527 8. No Limitation Based on Free Legal Services... 528 G. Evidence in Support of the Motion for Attorney s Fees... 528 1. Time for Presenting the Evidence... 528 2. Presentation of the Evidence Via Affidavits or a Hearing... 529 3. Burden of Proof... 530 H. Attorney s Fees for Time Spent Litigating an Appeal... 532 I. Jury Trial... 533 XX. Jurisdiction... 533 A. Introduction... 533 B. Monetary Jurisdiction... 533 1. County Court... 533 2. Municipal Court... 534 3. Court of Common Pleas... 534 C. Equity Jurisdiction... 535 1. County Court... 535 2. Municipal Court... 535 3. Court of Common Pleas... 536 D. Subject-Matter Jurisdiction... 536 1. County Court... 536 2. Municipal Court... 537 3. Court of Common Pleas... 537 E. Housing Division, Cleveland and Toledo Municipal Courts... 538

Ohio Eviction and Landlord-Tenant Law (5th ed.) xxvii XXI. Landlord-Tenant Law for Manufactured Home Parks... 541 A. Introduction... 541 B. Parallel Provisions R.C. Chapters 4781, Former 3733, and 5321... 542 C. Additional Rights and Obligations, R.C. Chapter 4781... 543 1. Introduction... 543 2. Summary of R.C. 4781.40 Rights and Obligations... 543 3. Summary of Court Decisions, R.C. 4781.36-.52 (Former R.C. 3733.09-.17)... 545 a. R.C. 4781.36 (Former R.C. 3733.09)... 545 b. R.C. 4781.37 (Former R.C. 3733.091)... 546 c. R.C. 4781.38 (Former R.C. 3733.10)... 546 d. R.C. 4781.40 (Former R.C. 3733.11)... 551 e. R.C. 4781.41-.43 (Former R.C. 3733.12-.122)... 560 f. R.C. 4781.45 (Former R.C. 3733.13)... 562 g. R.C. 4781.46 (Former R.C. 3733.14)... 566 h. R.C. 4781.47 (Former R.C. 3733.15)... 566 i. R.C. 4781.48 (Former R.C. 3733.16)... 566 j. R.C. 4781.49 (Former R.C. 3733.17)... 566 XXII. Miscellaneous Landlord-Tenant Issues... 568 A. Statute of Conveyances, Statute of Frauds, and Related Matters... 568 1. Statute of Conveyances Defectively Executed Leases... 568 2. Statute of Frauds Oral Rental Agreements... 570 3. Partial Performance Exception... 571 4. Oral Condition Precedent, Written Rental Agreement... 573 5. Oral Modification, Written Rental Agreement... 573 B. Purchase of Premises Subject to Existing Tenancy... 574

xxviii Ohio Eviction and Landlord-Tenant Law (5th ed.) C. Foreclosure of a Mortgage on Tenant- Occupied Property... 574 1. Introduction... 574 2. Ohio Common Law... 575 a. Pending Foreclosure Action, Effect on Tenancy... 575 b. Foreclosure Sale, Effect on Tenancy... 576 3. FHA-Insured Mortgages the Occupied Conveyance Rule... 577 D. Utility Termination for Landlord Nonpayment, Tenant Rights... 578 1. PUCO Regulated Utility Company... 578 2. Governmental Utility Supplier Equal Protection and Due Process... 579 E. Water Submeter Issues... 583 F. Ohio Consumer Sales Practices Act... 584 G. Statute of Limitations, R.C. Chapter 5321 Claims... 585 H. Recoupment, R.C. Chapter 5321 Claims... 587 I. PHA Sovereign Immunity, R.C. Chapter 2744... 587 1. Overview... 587 2. Negligence Per Se Claims... 589 3. Contract Claims... 590 4. Practice Issues... 591 XXIII. Land Installment Contracts, R.C. Chapter 5313... 591 A. Introduction... 591 1. Definition of Land Installment Contract... 591 2. Purpose and Scope of R.C. Chapter 5313... 592 3. Distinction Between a Land Installment Contract and a Lease With Option to Purchase... 593 B. Contract Requirements and Related Matters... 595 1. Statutory Requirements... 595 2. Substantial Compliance... 596

Ohio Eviction and Landlord-Tenant Law (5th ed.) xxix 3. Recording of the Contract... 598 4. Oral Agreement, Partial Performance... 598 5. Enforcement of R.C. 5313.02(A) Requirements... 599 6. Prepayment of Contract... 599 C. Vendee Rights Against Third-Party Purchaser... 600 D. Vendor Breach of the Land Installment Contract... 600 E. Vendee Breach of the Land Installment Contract... 601 1. Introduction... 601 2. Vendor Action for Possession... 601 a. Standard for Selection Between Eviction and Foreclosure... 601 b. Eviction Action Notices, Right to Cure, and Equity... 603 c. Vendee Claim for Payments in Excess of Fair Rental Value... 605 3. Vendor Action for Damages... 606 a. Overview... 606 b. Fair Rental Value Claim... 607 c. Practice Issues... 607 d. Bar on a Deficiency Judgment Applicability Issues... 607 4. Vendor Action for Specific Performance for the Purchase Price... 608 XXIV. HUD-Assisted Rental Housing Programs... 608 A. Introduction... 608 B. Index of HUD Regulations... 609 1. Overall Program Rules... 609 2. Selection of Tenants... 609 3. Leases... 610 4. Rent Formula... 611 5. Interim Rent Reduction... 611 6. Termination of Tenancy and Eviction... 612

xxx Ohio Eviction and Landlord-Tenant Law (5th ed.) C. Appeal From PHA Decision Terminating HCVP Participation, R.C. Chapter 2506... 613 1. Jurisdiction... 613 2. Notice of Appeal... 614 a. Method for Perfecting the Appeal... 614 b. Time Period for Perfecting the Appeal... 616 3. Bond and Stay Issues... 616 a. R.C. 2505.06 Bond to Perfect Appeal, Inapplicable... 616 b. Stay Without R.C. 2505.09 Bond... 617 4. Appeal Record... 618 a. Administrative Hearing Record... 618 b. Additional Evidentiary Hearing, R.C. 2506.03... 619 5. Standard of Review... 620 6. Evidentiary Issues... 621 a. Burden of Proof... 621 b. Hearsay Evidence... 622 c. Criminal Conviction or Arrest Evidence... 623 d. Evidence Outside the Hearing... 625 7. Ohio Rules of Civil Procedure, Applicability... 625 8. Summary of HCVP Court Decisions, R.C. Chapter 2506 Appeals... 626 a. PHA Termination Decision Reversed, Substantive Grounds... 626 b. PHA Termination Decision Reversed, Procedural Grounds... 630 c. PHA Termination Decision Upheld, Substantive Grounds... 631 9. Federal Court Action... 631 Table of Cases... 633 Index... 782