The duties, briefly
Landlord: codes, “fit and habitable,” common areas “safe and sanitary” (ORC 5321.04(A)(1)–(3)); 24 hours’ notice to enter ((A)(8)). Tenant: their part of the premises “safe and sanitary” (5321.05(A)(1)); no unreasonable refusal of access for inspection and repair ((B)); actual damages recoverable for a violation ((C)(1)). Quoted in full →
What we do for a building
- Inspect the reported unit and the connected ones — above, below, both sides — before quoting.
- Treat connected units the same day where found; per-unit pricing for multi-unit work.
- Turnover heat for vacant units: OSU says bed bugs “can survive up to 70 days without feeding,” so a vacant month cures nothing. A heated, documented unit is your “fit and habitable” record at move-in.
- Tenant notice and prep sheets in plain language, and a cooperation record where access is refused.
- Per-unit reports with the follow-up inspection date.
The 24-hour notice
We schedule so your notice goes out on time. Emergencies aside, the statute presumes 24 hours is reasonable; a heat treatment is not an emergency, so give it.
Plain-English guidance, not legal advice. Ohio Revised Code quotations (5321.04,
5321.05, 3731.13) were read on 2026-10-08 from archived captures of the Legislative Service Commission’s
official section pages at codes.ohio.gov (captures dated February–April 2026); confirm current text
on the live site. The Toledo Municipal Code was not read for this page; nothing here describes it. For
advice about your tenancy, contact Legal Aid of Western Ohio or a lawyer.