Inform your landlord of any necessary repairs. If you, or anyone living with you caused the property damage, work it out with your landlord on how to move forward as a team.  If the damage was not caused by you, provide written notice of necessary repairs. Be specific.

"It’s not good enough to call your landlord. You must give your landlord a written description of the problems that need to be fixed.  Sign and date it, and keep a copy."  A written letter is best, but you can also use email or text. Keep copies of everything and date them.

Source: Tenant Guide to Rent Escrow, Legal Aid Society of Greater Cincinnati

Helpful Templates for Writing Your Letter

Use an Online Form to Write Your Letter >

Print a Form to Handwrite Your Letter (print page 3) >

No matter how bad conditions are, Ohio law does not allow you to use escrow if you are behind on rent, so keep paying your rent to your landlord and on-time.

Non-Emergency Repairs

The landlord needs a “reasonable” amount of time to make repairs, generally “reasonable” means waiting at least 30 days.  

Emergency Repairs

If the repair(s) requested is an emergency (like sewage water leaking into your apartment from above), the waiting time is less than 30 days.

Source: Tenant Guide to Rent Escrow, Legal Aid Society of Greater Cincinnati

• If the landlord is uncommunicative regarding repairs/the submitted written repairs request 

• AND/OR hasn't repaired the problem in a reasonable amount of time

• AND/OR if there are outstanding orders by city or health department and no progress is being made...

Emergency Repairs

1. Call Legal Aid Society of Greater Cincinnati (513.241.9400). They have a Housing Attorney on call daily to help you with this process.

Non-Emergency Repairs

Report Unsanitary Living Conditions

Check your city to see if you can report unsanitary living conditions to your local government for inspection.

• • Cincinnati (Hartwell, Carthage)

    • • Issues of nuisance (rodents/bugs), electrical and/or plumbing can be reported to the city inspectors

      • Report it online

      • 3rd party case workers can do this online (assuming they get a client's release to give the info to the City)

        • • Put both your contact info and tenant’s contact info

      • Contacts for Health & Building Inspectors

        • • Cincinnati Health Department

            • Health problems in neighborhoods, including around pests, mold, lead, water, and other concerns

            • Phone: 513-352-2908

            • Address: “Healthy Homes Division” 1525 Elm Street, Cincinnati OH, 45202

          • Cincinnati Property Maintenance Code Enforcement

            • Home safety hazards, building repairs, and quality of life concerns: https://www.cincinnati-oh.gov/buildings/property-maintenance-code-enforcement/

            • Phone: 513-352-3275

            • Address: 805 Central Ave Suite 500, Cincinnati OH, 45202

  • Lockland

    • • Contact the Code Enforcement Officer

        • • Call Tyler Council at 513-761-2751 

          • Or submit a question online https://www.locklandoh.org/contact-us/2017-2/

  • Springfield Township

    • • Call 513-522-1410

      • Or submit a question online https://www.springfieldtwp.org/FormCenter/3/52

  • Woodlawn

    • • Call 513.771.6130 to inquire

  • Wyoming

    • • Submit a Service Request online with the City of Wyoming: https://wyomingohio.gov/citizen-action-line/

      • To start, click the Login button on their website to login to your account or register for an account

  • Section 8 tenants are also allowed to ask for an inspection from Cincinnati Metropolitan Housing Authority (CMHA).  Or you can call CMHA at 513-721-4580 and ask about an inspection of your home.

You have the right to exercise your right to a safe and healthy rental home by using rent escrow. Ohio law allows a tenant to pay rent into court to force the landlord to make repairs. This is rent escrow, but there can be some complications if you are unfamiliar with the process.

Prepare Yourself

1. 1. Read the Tenant Guide to Rent Escrow by Legal Aid Society of Greater Cincinnati

   2. Read through "Step 5: Use Rent Escrow to Force Landlord to Make Repairs"

Determine Your Eligibility to Use Rent Escrow

You cannot use rent escrow if:

1. 2. • The property damage was caused by you or someone living with you. 

** note: If the court finds that the condition about which the tenant complained in the notice was caused by the tenant and that the tenant deliberately acted in bad faith, the tenant will be liable for damages caused to the landlord and for court costs and attorney fees. **

1. 2. • It hasn't yet been 30 days since you gave the landlord written notice.

      • You are behind on rent.

      • You have violated your lease agreement.

      • Your landlord has filed to have you evicted 

** note: If you believe this was in retaliation, call Legal Aid at 513.241.9400**

1. 2. • Your landlord gave you written notice of the fact that they lease three or fewer dwelling units when you moved in (in which case they could be exempt)

Decide if you want to go through the rent escrow process

Rent escrow is a legal tool to help you protect your right to live in safe and healthy home. However, only you can decide if this is the path you want to take. Read about the entire Rent Escrow process, as there are pros and cons.  You can use one of the legal resources below to help you decide if you still have questions or concerns.

Prepare Yourself:

1. Gather all of your evidence regarding the repairs needed, how they've affected you, and your communications with your landlord.

2. Make sure this month's rent has been paid.

3. Mark a date on your calendar to file the rent escrow application before your rent is due next month.

You must start the rent escrow application process *before* your rent is due.

Step 1: File a Rent Escrow Application

1. Before your rent is due, fill out the Rent Escrow application: 

   1. • Can print and fill out: https://www.courtclerk.org/forms/rentescrowapp.pdf 

      • Can go to court Help Center in Room 113 of Hamilton County Courthouse to get the form or to get help with the process

2. Send a copy of the filled out Rent Escrow application to the landlord

3. Before your rent is due, submit the form in Room 115 to officially file the complaint

4. The court will create a court case in order to record escrow. Your name will appear on the Hamilton County Clerk of Courts as [YOUR NAME] v. LANDLORD for an amount of “R $ -”

5. Make a note of your Case Number for your records and to use when paying rent into escrow

Step 2: Pay Your Rent to the Court Instead of Your Landlord

• • Before your rent is due, pay your rent into escrow at the Clerk of Courts at the Courthouse in Room 115, Mon-Fri until 3:30pm

    • • You'll need your Case Number from when you filed your Rent Escrow application

      • Must pay your portion to court in rent escrow, even if CMHA is escrowing their portion of rent

      • Must pay rent no matter what, or landlord can file eviction and will get your rent money that you put into escrow

      • There is no fee for escrowing your rent

      • Payment Methods Accepted

        • • Certified check

          • Corporate check (from 3rd party like SVDP, Lighthouse, etc)

          • Card

          • Cash

  • Keep all receipts

  • Continue paying rent into escrow until repairs completed

Step 3a: Repairs Completed

• • File an Application for the Release of Rent with the Clerk of Courts

  • Rent in escrow will be released to the landlord

Step 3b: Repairs Still Not Completed

• • You Have the Option to:

    • • Make the Repairs Yourself with Your Rent in Escrow 

        • • File a Motion to Release Funds to Tenant, which will release your money held in rent escrow to tenant to make repairs or reimburse you for the cost of repairs

          • You will receive a court date in the mail

      • Ask the Court to End Your Lease Agreement Early

        • • File a Motion Ask the court to terminate your written lease early without the normal consequences

      • Ask the Court to Order the Landlord to Make the Repairs

        • • File a Motion for a temporary injunction to ask the court to order the landlord to make the repairs

      • Ask the Court to Lower Your Rent

        • • File a Motion to lower tenant's rent

** Landlord Might File a Rent Escrow Complaint **

If your landlord believes you put your rent into escrow unjustly, they could file a rent escrow complaint with the court, which will result in a court case. 

• 1. You will be served a notification from the court that your landlord has done this

  2. If you believe your rent escrow is just,

     • You will have 28 days after being served to file an Answer (a written response to the landlord's claims)

     • You will have 28 days after being served to file Counterclaims (if you believe the landlord owes you money)

  3. A Trial Date will be set

  4. Prepare for Trial

     • Print copies of all communications regarding conditions

     • Document impact of your ability to use your entire home (photos labeled as exhibits with explanation)

     • Have specific, tangible numbers for how you were inconvenienced financially (receipts, medical documentation, etc)

     • ** Be aware: the court won’t award large sums of money in damages (see below)

  5. Possible Trial Outcomes

     • Rent escrow could be released to the landlord if:

       • • Issues Have Been Fixed: The condition contained in the notice has been remedied by the landlord.

         • No Written Notice: The tenant did not give written notice of the condition to the landlord at the location that rent is paid.

         • No Reasonable Time: The tenant has not given the landlord a reasonable amount of time (30 days) to repair the condition.

         • Behind on Rent: The tenant was not current in rent payments under the rental agreement at the time of filing the application.

         • No Legal Violation: There was no violation of the landlord’s duties under Ohio Law. 

         • Tenant Fault: The condition specified in the notice was the result of an act or omission of the tenant and not the landlord. (If the court finds that the condition about which the tenant complained in the notice was caused by the tenant and that the tenant deliberately acted in bad faith, the tenant will be liable for damages caused to the landlord and for court costs and attorney fees.)

         • Bad Faith: The tenant submitted notice to the landlord in “bad faith.”

     • Escrow could be split 50/50 and awarded to both landlord and tenant

     • Court Could Award Damages to Tenant

       • • Court won’t award large sums of money (will not award full value of rent)

         • The damages will equal the value of rental premises in prime condition minus the rental value of the premises in their defective condition per month condition was in effect

         • Subsidized housing – damages are based on full market value, not on your subsidized share of rent

Speak to a trained professional who can connect you to essential community services — 24/7, 365 days a year. Translation services available.

Their certified information and referral specialists are trained to listen, engage, ask questions, assess your needs and connect you to a community resource from our large database of local providers in the tristate.

Search United Way's Database of Assistance Sources >

How to Contact Them

Dial 211 or 513-721-7900

Text "211CARES" to 51555

Online Request - https://www.uwgc.org/get-help/united-way-211/intake-form

What Can 211 Help With?

The 211 service can help you find and access a number of resources (kind of like a Google search specifically for finding assistance for your situation). Below are just a few of the things they can help you find:

CRIMINAL JUSTICE & LEGAL RESOURCES: Courts, Criminal Correctional System, Judicial Services, Law Enforcement Agencies, Law Enforcement Services, Legal Assistance Modalities, Legal Education/Information, Legal Services, Tax Organizations and Services