Ohio Mandatory Rental Disclosures

1. Lead-Based Paint Disclosure

If this property was built before 1978, the following applies:

• Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
• Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
• The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."

For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.

2. Security Deposit

Deposit Limits

Ohio law does not impose a statutory cap on the amount a landlord may collect as a security deposit. The deposit amount will be specified in your lease agreement.

Permitted Uses

Pursuant to ORC §5321.16, your security deposit may be used for: unpaid rent; damages to the premises beyond normal wear and tear caused by the tenant; and unpaid utility charges owed by the tenant.

Return of Deposit

Within 30 days after the termination of the rental agreement and delivery of possession, Month2Month will return the security deposit or provide an itemized list of deductions. If Month2Month fails to comply with the 30-day requirement, the tenant may recover the deposit amount and reasonable attorney fees in a civil action.

Forwarding Address

You must provide Month2Month with a forwarding address in writing upon vacating the premises. If you fail to provide a forwarding address, Month2Month may hold the security deposit pending notification of a forwarding address.

Disputes

If you dispute any deduction, you may seek resolution through Ohio Municipal Court or the Court of Common Pleas. If a court finds that Month2Month wrongfully withheld your security deposit, you may be entitled to the return of the deposit, reasonable attorney fees, and damages equal to the amount wrongfully withheld.

3. Owner and Property Manager Information

Pursuant to ORC §5321.18, the landlord must disclose in writing to the tenant the name and address of the owner of the property and the name and address of the owner's agent, if any. This information must be kept current. If the ownership or management changes, the tenant must be notified in writing within a reasonable time.

Your lease agreement contains the specific owner information, property manager contact information, emergency maintenance contact, and the person authorized to receive service of process for your property. Month2Month serves as the property manager for all properties in our portfolio.

General Contact: [email protected]

4. Smoke Alarms and Carbon Monoxide Detectors

All Month2Month rental properties are equipped with operable smoke alarms and carbon monoxide detectors installed in compliance with Ohio law and the Ohio Fire Code. Smoke detectors are installed in each sleeping room, outside each sleeping area, and on every level of the dwelling. Carbon monoxide detectors are installed on every level with a fuel-burning appliance, fireplace, or attached garage.

Tenant Responsibilities

• Do not disable, disconnect, cover, or tamper with any smoke alarm or carbon monoxide detector. This is a violation of Ohio law.
• Test all devices monthly by pressing the test button.
• Report immediately if any device is chirping, not functioning, or missing.
• Do not remove batteries.
• If you hear the carbon monoxide alarm sound continuously, evacuate immediately and call 911.

Month2Month is responsible for ensuring all devices are operable at the beginning of each tenancy. The tenant is responsible for notifying the landlord of any malfunctions and for not tampering with or disabling any device.

5. Mold Disclosure

Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems. While Ohio does not have a specific mold disclosure statute, landlords have a general duty under ORC §5321.04 to maintain rental properties in a fit and habitable condition.

Month2Month is not aware of any mold in the rental property that poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.

Tenant Responsibilities to Prevent Mold

1. Ventilate your home: Open windows regularly, use exhaust fans in bathrooms and kitchens, and ensure air circulation.
2. Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
3. Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to reduce humidity.
4. Clean regularly: Regular cleaning prevents mold from establishing itself.
5. Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.

6. Bed Bug Disclosure

While Ohio does not have a specific bed bug disclosure statute, landlords have a general duty under ORC §5321.04 to maintain the premises in a fit and habitable condition, which includes addressing pest infestations.

Identification

Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.

Signs of Infestation

Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.

Prevention

• Inspect your mattress, box spring, and bed frame regularly.
• When traveling, inspect hotel rooms and luggage before returning home.
• Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
• Reduce clutter to eliminate hiding places.

Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately and professional treatment will be arranged.

7. Ohio Lead Paint Laws

In addition to federal lead paint disclosure requirements, Ohio has enacted state-level lead paint laws that impose additional obligations on landlords of pre-1978 housing.

Essential Maintenance Practices

Pursuant to ORC §3742.37 and related regulations, landlords of pre-1978 properties must follow essential maintenance practices to minimize lead hazards, including:

• Performing a visual assessment for deteriorated paint at tenant turnover and upon notification by the tenant
• Stabilizing deteriorated paint using lead-safe work practices
• Providing tenants with information about identifying and preventing lead hazards
• Performing specialized cleaning in work areas after paint stabilization

Lead Hazard Notifications

If any lead hazards are identified in the property through inspection or risk assessment, Month2Month will notify you in writing and take appropriate remediation steps in compliance with Ohio law. Remediation must be performed by appropriately certified or licensed lead professionals.

8. Domestic Violence Protections

Right to Terminate Lease Early

Pursuant to ORC §5321.17(C), a tenant who is a victim of domestic violence, as defined in ORC §3113.33, may terminate a rental agreement by providing the landlord with written notice accompanied by one of the following forms of documentation:

• A copy of a protection order or consent agreement issued by a court
• A copy of a police report documenting an incident of domestic violence
• Documentation from a domestic violence shelter, program, or advocacy organization

The tenant must provide at least 30 days' written notice before the date of termination. The tenant is liable for rent through the termination date but is not liable for early termination fees or rent beyond the termination date.

Right to Request Lock Changes

A tenant who is a victim of domestic violence may request that the landlord change the locks to the dwelling unit. Month2Month will change the locks promptly upon receiving a written request accompanied by qualifying documentation.

Protection from Eviction

A landlord may not refuse to enter into a rental agreement or refuse to renew a rental agreement solely because a prospective or current tenant is a victim of domestic violence.

Resources

• Ohio Domestic Violence Network: 1-800-934-9840
• National Domestic Violence Hotline: 1-800-799-7233
• National Sexual Assault Hotline: 1-800-656-4673
• Ohio Legal Help: www.ohiolegalhelp.org

9. Furnished Property Disclosure

All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.

Your Responsibilities

• Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
• Use all items for their intended purpose only.
• Do not remove any furnished items from the property.
• Report any damage to furnished items within 48 hours of discovery.
• Do not repair or replace items yourself without prior written approval.

Damage vs. Normal Wear and Tear

Replacement Responsibility

• Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
• Missing items: Tenant is responsible for full replacement cost.
• Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
• Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.

Cleaning Standards

The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.

Inventory

A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.

10. Tenant Rights and Responsibilities

Your Rights

1. Habitable Housing: Your rental unit must meet basic health and safety standards, including weatherproofing, plumbing, heating, hot water, electricity, and compliance with applicable building, housing, health, and safety codes. (ORC §5321.04)
2. Privacy: Your landlord must give at least 24 hours' notice before entering your unit (except in emergencies) and may only enter at reasonable times. (ORC §5321.04(A)(8))
3. Return of Security Deposit: Your deposit must be returned within 30 days after move-out, with an itemized statement of any deductions. (ORC §5321.16)
4. Freedom from Discrimination: You cannot be discriminated against based on race, color, religion, sex, familial status, ancestry, disability, national origin, or military status. (ORC §4112.02)
5. Freedom from Retaliation: Your landlord cannot retaliate against you for exercising your legal rights, filing a complaint with a government agency, or joining a tenant organization. (ORC §5321.02)
6. Repairs and Maintenance: You have the right to request repairs for health and safety issues, and your landlord must respond within a reasonable time. If the landlord fails to make repairs within 30 days of written notice, you may pursue remedies including rent escrow or repair-and-deduct. (ORC §5321.07)
7. Protection from Unlawful Eviction: Your landlord must follow proper legal procedures and cannot use "self-help" eviction methods such as changing locks, shutting off utilities, or removing doors or windows. (ORC §5321.15)
8. Right to Know Owner Identity: You have the right to know the name and address of the property owner and manager. (ORC §5321.18)

Your Responsibilities

1. Pay rent in full and on time.
2. Keep the unit clean and sanitary. (ORC §5321.05(A)(1))
3. Dispose of all rubbish, garbage, and other waste in a clean and sanitary manner. (ORC §5321.05(A)(2))
4. Keep all plumbing fixtures as clean as their condition permits. (ORC §5321.05(A)(3))
5. Use all electrical, plumbing, sanitary, heating, ventilating, and air conditioning systems in a reasonable manner. (ORC §5321.05(A)(4))
6. Avoid damaging the property beyond normal wear and tear.
7. Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
8. Allow reasonable access for repairs and inspections with proper notice.
9. Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
10. Avoid creating nuisances or disturbing other residents.
11. Provide proper notice before moving out and return the property in clean condition.

Resources

• Ohio Attorney General — Consumer Protection: www.ohioattorneygeneral.gov or 1-800-282-0515
• Ohio Legal Help: www.ohiolegalhelp.org
• Legal Aid Societies of Ohio: www.ohiolegalservices.org
• Domestic Violence Hotline: 1-800-799-7233
• Ohio Civil Rights Commission: 1-888-278-7101