To amend section 5321.04 and to enact sections 5321.041 and 5321.042 of the Revised Code to require landlords to notify tenants of rent defaults prior to commencing evictions.
Summary
HB553 would change Ohio landlord-tenant law by adding a new duty for landlords to notify tenants in writing when rent is in default, including the amount owed, within 60 days after the default occurs. The bill also requires landlords to offer to negotiate a payment plan before filing an eviction action for nonpayment of rent. If a landlord and tenant reach a payment plan, the landlord could not proceed with eviction unless the tenant fails to comply with that agreement.
If the landlord does not give the required notice in time, the bill bars the landlord from starting an eviction case under Chapter 1923 until the landlord has sent written notice, waited at least 90 days, and offered to negotiate a payment plan. If no payment plan is reached, the landlord may file for eviction after the 90-day period. The bill also amends existing landlord duties in section 5321.04 to include this notice requirement and repeals the prior version of that section to incorporate the new language.
Impact
The bill would expand the statutory obligations of residential landlords under Ohio Revised Code section 5321.04 and create new procedural prerequisites to eviction for rent nonpayment in sections 5321.041 and 5321.042. It would not eliminate eviction for nonpayment, but it would delay access to the eviction process and require advance notice and a good-faith opportunity to negotiate repayment before a landlord may file in court. Tenants would gain additional time and leverage to cure arrears or arrange payment terms, while landlords would face added compliance steps and potential delay before pursuing removal actions under Chapter 1923.
Sentiment
Because the bill was only introduced and has no recorded committee testimony or votes, there is no formal legislative record of support or opposition in the materials provided. The bill’s framing suggests a tenant-protection approach focused on preventing surprise evictions and encouraging repayment plans, which would likely be viewed favorably by tenant advocates and housing stability proponents. At the same time, the added notice and waiting-period requirements may be viewed by landlords and property owners as increasing administrative burdens and delaying enforcement of lease obligations.
Contention
The main point of contention is the balance between tenant protections and landlord remedies. Supporters are likely to emphasize that tenants should receive clear notice of rent defaults and a meaningful chance to resolve arrears before eviction is filed, especially in cases where short-term hardship may be remedied through a payment plan. Opponents are likely to argue that the bill imposes a mandatory 90-day delay and negotiation requirement that could limit landlords’ ability to promptly address nonpayment and recover possession of their property. The bill also raises practical questions about what constitutes an adequate offer to negotiate and how disputes over payment-plan compliance would be handled.
To amend sections 3505.01 and 3505.10 of the Revised Code to modify the deadline for a political party to certify its nominees for President and Vice-President to the Secretary of State.
To amend sections 3517.12, 3517.13, and 3517.155 of the Revised Code to modify the Campaign Finance Law regarding foreign nationals and statewide initiatives and referenda and to declare an emergency.
To amend sections 3517.12, 3517.13, and 3517.155 of the Revised Code to modify the Campaign Finance Law regarding foreign nationals and statewide initiatives and referenda and to declare an emergency.
To delay the deadline for a major political party to certify its presidential and vice presidential candidates to the Secretary of State for the 2024 general election.