As Introduced

136th General Assembly

Regular Session S. B. No. 83

2025-2026

A BILL

To amend sections 319.20, 1923.06, 1923.08, 1923.09, 3781.10, and 5321.17 and to enact sections 120.522, 120.531, 319.204, 1923.111, 1923.16, and 3781.181 of the Revised Code to revise the law governing eviction, residential building code enforcement, and real property transfers.

BE IT ENACTED BY THE GENERAL ASSEMBLY OF THE STATE OF OHIO:

Section 1. That sections 319.20, 1923.06, 1923.08, 1923.09, 3781.10, and 5321.17 be amended and sections 120.522, 120.531, 319.204, 1923.111, 1923.16, and 3781.181 of the Revised Code be enacted to read as follows:

Sec. 120.522. The legal services housing defense fund is created in the state treasury to provide civil legal services to stabilize and preserve housing for low-income Ohioans. The fund shall consist of money appropriated to it by the general assembly.

The treasurer of state may invest money contained in the fund in any manner authorized by the Revised Code for the investment of state money. However, no such investment shall interfere with the use of such money as required by this section and section 120.531 of the Revised Code. All investment earnings of the fund shall be credited to the fund.

The state public defender, through the Ohio access to justice foundation established in section 120.521 of the Revised Code, shall administer the payment of money out of the fund for the charitable public purpose of funding housing defense legal services. Four and one-half per cent of the money in the fund shall be reserved for the actual, reasonable costs of administering this section and section 120.531 of the Revised Code.

Sec. 120.531. (A) As used in this section:

(1) "Federal poverty line" means the official poverty line defined by the United States office of management and budget, based on the most recent data available from the United States bureau of the census, and revised by the United States secretary of health and human services pursuant to 42 U.S.C. 9902.

(2) "Eligible household" means a household with an established annual gross income of not more than three hundred per cent of the federal poverty line, adjusted for the size of the household.

(3) "Available balance" means the total amount of unencumbered money in the legal services housing defense fund created under section 120.522 of the Revised Code as of the last day of September, excluding the amount reserved for the actual, reasonable expenses of administering the fund and this section.

(4) "Eligible organization" means an entity that received financial assistance pursuant to section 120.52 of the Revised Code prior to July 1, 1993, but that, on and after July 1, 1993, no longer qualifies as a legal aid society.

(B) The Ohio access to justice foundation shall use amounts appropriated to the legal services housing defense fund created under section 120.522 of the Revised Code to fund housing defense legal services for eligible households.

(C) A legal aid society or eligible organization that operates within this state may apply to the Ohio access to justice foundation for financial assistance from the legal services housing defense fund to be used for the provision of housing defense legal services to eligible households. The financial assistance awarded shall not exceed the following amounts:

(1) In the case of a legal aid society, the available balance of the fund multiplied by a fraction, the numerator of which is the number of eligible households in the service area of the legal aid society, and the denominator of which is the number of eligible households in this state;

(2) In the case of an eligible organization, one and three-fourths per cent of the available balance of the fund.

(D) If the total amount of financial assistance awarded under division (C) of this section is less than the available balance of the fund, the Ohio access to justice foundation may award financial assistance to other nonprofit organizations to be used to provide housing defense legal services to eligible households.

(E) If the total amount of financial assistance awarded pursuant to divisions (C) and (D) of this section is less than the available balance of the fund, the Ohio access to justice foundation may fund private counsel to provide housing defense legal services to eligible households in the legal aid service areas for which housing defense funds remain unawarded.

(F) The Ohio access to justice foundation shall accept applications for financial assistance on an annual basis. Financial assistance awarded under this section shall either be used to provide housing defense legal services to eligible households or returned to the fund before the last day of the following calendar year.

(G) A legal aid society, eligible organization, other nonprofit organization, or private counsel that receives financial assistance under this section shall file an annual report with the Ohio access to justice foundation detailing the number and types of cases handled and other service provided by means of the financial assistance received pursuant to this section. No information contained in the reports shall identify or enable the identification of any person served by the legal aid society, eligible organization, other nonprofit organization, or private counsel, or in any way breach client confidentiality.

(H) The Ohio access to justice foundation shall make an annual report to the governor, the general assembly, and the supreme court on the distribution and use of the legal services housing defense fund. No information contained in the report shall identify or enable the identification of any person served or in any way breach client confidentiality.

Sec. 319.20. After complying with sections 315.251, 319.202, ~~315.251, and~~ 319.203, and 319.204 of the Revised Code, and on application and presentation of title, with the affidavits required by law, or the proper order of a court or the county board of revision, bearing the last known address of the grantee, or of any one of the grantees named in the title and, if the grantee is not a natural person, the name and address of the owner identified or agent designated under section 319.204 of the Revised Code, and a reference to the volume and page of the recording, or other means of identifying the recording, of the next preceding recorded instrument by or through which the grantor claims title, the county auditor shall transfer any land or town lot or part thereof, minerals therein, or mineral rights thereto, charged with taxes on the tax list, from the name in which it stands into the name of the owner, when rendered necessary by a conveyance, partition, devise, descent, or otherwise. If by reason of the conveyance or otherwise, a part only of a tract or lot, minerals therein, or mineral rights thereto, as charged in the tax list, is to be transferred, the auditor shall determine the tax value of the part of a tract or lot of real estate, minerals therein, or mineral rights thereto, so transferred, and the value of the remaining part compared with the value of the whole.

Whenever a part only of a tract or lot of real estate has been transferred by the auditor and the tract or lot bears unpaid taxes, penalties, interest, or special assessments, the unpaid taxes, penalties, interest, or special assessments shall immediately be apportioned, upon demand or request by the transferee or remaining owner, in the following manner:

(A) The auditor shall allocate to the part so transferred, and to the remaining part, amounts of any current or delinquent taxes, interest, or penalties that have accrued against the parcel as a whole, proportionate to their respective values.

(B) The lien of taxes, penalties, interest, and special assessments, as levied against the original tract, shall extend to the part so transferred and the part remaining only to the extent of the amounts so allocated to the respective parts.

This section does not change the total amount of taxes, special assessments, or other charges as originally levied, or the total amount of the balance due. The auditor shall certify such apportionments to the county treasurer.

Whenever the state acquires an entire parcel or a part only of a parcel of real property in fee simple, the county auditor, upon application of the grantor or property owner or the state, which application shall contain a description of the property as it appears on the tax list and the date of transfer of ownership, shall prepare an estimate of the taxes that are a lien on the property, but have not been determined, assessed, and levied for the year in which the property was acquired. The county auditor shall thereupon apportion the estimated taxes proportionately between the grantor and the state for the period of the lien year that each had or shall have had ownership or possession of the property, whichever is earlier. The county treasurer shall accept payment from the state for estimated taxes at the time that the real property is acquired. If the state has paid in full in the year in which the property is acquired that proportion of the estimated taxes that the tax commissioner determines are not subject to remission by the county auditor for such year under division (D) of section 5713.08 of the Revised Code, the estimated taxes paid shall be considered the tax liability on the exempted property for that year.

Section 319.42 of the Revised Code applies to the apportionment of special assessments.

Complaint against such values as determined by the auditor or the allocation of assessments by the certifying authority may be filed by the transferee or the remaining owner, and if filed, proceedings including appeals shall be had in the manner and within the time provided by sections 5717.01 to 5717.06 and 5715.19 to 5715.22 of the Revised Code, for complaints against valuation or assessment of real property.

The auditor shall endorse on the deed or other evidences of title presented to the auditor that the proper transfer of the real estate described in the deed has been made in the auditor's office or that it is not entered for taxation, and sign the auditor's name to the deed. The address of the grantee, or any one of the grantees, set forth in the deed or other evidences of title shall be entered by the auditor on the transfer sheets and on the general tax list of real property prepared pursuant to section 319.28 of the Revised Code.

Sec. 319.204. (A) For the purposes of this section:

(1) "Control" means the authority, by contract or by law, to direct the affairs and day-to-day operations of a grantee without the consent of any other person.

(2) "Own" means possession of more than fifty per cent of the stock, equity, or other ownership interest of a grantee.

(B) Before the county auditor indorses any real property conveyance or manufactured or mobile home conveyance presented to the auditor pursuant to section 319.20 of the Revised Code or registers any manufactured or mobile home conveyance pursuant to section 4503.061 of the Revised Code, the grantee or the grantee's representative shall submit, either electronically or by three written copies of, a statement that does one of the following:

(1) Affirms that the grantee is a natural person;

(2) If the grantee is not a natural person, identifies a natural person and who owns or controls the grantee;

(3) If the grantee is not a natural person, and no natural person owns or controls the grantee, designates an agent who is a natural person.

(C) If the grantee is not a natural person, the statement shall vest the owner identified under division (B)(2) of this section, or the agent designated under division (B)(3) of this section, as applicable, with the authority to make binding decisions on behalf of the grantee respecting the real property or manufactured or mobile home that is the subject of the conveyance.

(D) The grantee may change the owner identified or the agent designated under division (B) of this section by filing a petition in the court of common pleas, in the same manner permitted for correcting an error, omission, or defect in an instrument or writing under Chapter 2719. of the Revised Code.

Sec. 1923.06. (A) Any summons in an action, including a claim for possession, pursuant to this chapter shall be issued, be in the form specified, and be served and returned as provided in this section. Such service shall be at least seven days before the day set for trial.

(B) Every summons issued under this section to recover residential premises shall contain both of the following:

(1) The following language printed in a conspicuous manner: "A complaint to evict you has been filed with this court. No person shall be evicted unless the person's right to possession has ended and no person shall be evicted in retaliation for the exercise of the person's lawful rights. If you are depositing rent with the clerk of this court you shall continue to deposit such rent until the time of the court hearing. The failure to continue to deposit such rent may result in your eviction. You may request a trial by jury or nonbinding mediation. You have the right to seek legal assistance~~. If you cannot afford a lawyer, you may contact your local legal aid or legal service office. If none is available, you may contact your local bar association~~ and may qualify for free legal representation based on your income. It is recommended that you inquire with legal aid at www.ohiolegalhelp.org or (866) 529-6446 to see if you are eligible."

(2) A statement in bold-faced type notifying the defendant of both of the following:

(a) Any records associated with the action are suppressed and not accessible to the public until an order is entered granting the plaintiff possession of the premises.

(b) If the plaintiff is granted possession of the premises, the court records may remain private if both parties agree to suppress the records.(C) The clerk of the court in which a complaint to evict is filed shall mail any summons by ordinary mail, along with a copy of the complaint, document, or other process to be served, to the defendant at the address set forth in the caption of the summons and to any address set forth in any written instructions furnished to the clerk. The mailing shall be evidenced by a certificate of mailing which the clerk shall complete and file.

In addition to this ordinary mail service, the clerk also shall cause service of that process to be completed under either of the following:

(1) Division (D) or (E) of this section or both, depending upon which of those two methods of service is requested by the plaintiff upon filing the complaint to evict;

(2) Division (F) of this section if the action relates to a deceased manufactured home park resident.

(D)(1) If requested, the clerk shall deliver sufficient copies of the summons, complaint, document, or other process to be served to, and service shall be made by, one of the following persons:

(a) The sheriff of the county in which the premises are located when the process issues from a court of common pleas or county court;

(b) The bailiff of the court for service when process issues from a municipal court;

(c) Any person who is eighteen years of age or older, who is not a party, and who has been designated by order of the court to make service of process when process issues from any of the courts referred to in divisions (D)(1)(a) and (b) of this section.

(2) The person serving process shall effect service at the premises that are the subject of the forcible entry and detainer action by one of the following means:

(a) By locating the person to be served at the premises to tender a copy of the process and accompanying documents to that person;

(b) By leaving a copy of the summons, complaint, document, or other process with a person of suitable age and discretion found at the premises if the person to be served cannot be found at the time the person making service attempts to serve the summons pursuant to division (D)(2)(a) of this section;

(c) By posting a copy in a conspicuous place on the subject premises if service cannot be made pursuant to divisions (D)(2)(a) and (b) of this section.

(3) Within five days after receiving the summons, complaint, document, or other process from the clerk for service, the person making service shall return the process to the clerk. The person shall indicate on the process which method described in division (D)(2) of this section was used to serve the summons. The clerk shall make the appropriate entry on the appearance docket.

(E) If requested, the clerk shall mail by certified mail, return receipt requested, a copy of the summons, complaint, document, or other process to be served to the address set forth in the caption of the summons and to any address set forth in any written instructions furnished to the clerk.

(F)(1) If the person to be evicted in an action pursuant to this chapter is a deceased manufactured home park resident, the plaintiff shall provide to the clerk the following information:

(a) If the plaintiff knows that a probate court has granted letters testamentary or of administration for the estate of the deceased resident, the name and address of the probate court, the case number of the estate, and the name and address of the executor or administrator appointed by the probate court;

(b) If the plaintiff knows that a probate court has not granted letters testamentary or of administration for the estate of the deceased resident or does not know whether or not a probate court has granted letters testamentary or of administration for the estate, the names and addresses of the deceased resident's spouse and any other members of the deceased resident's immediate family that are known to the plaintiff;

(c) If the plaintiff does not possess the information set forth in division (F)(1)(a) or (b) of this section, an affidavit from the plaintiff stating that the plaintiff does not possess the information.

(2)(a) Upon receipt from the plaintiff of the information set forth in division (F)(1)(a) of this section, the clerk shall mail by certified mail, return receipt requested, a copy of the summons, complaint, document, or other process to be served to the address of the executor or administrator appointed by the probate court.

(b) Upon receipt from the plaintiff of the information set forth in division (F)(1)(b) or (c) of this section, the clerk shall do both of the following:

(i) Mail by ordinary mail and by certified mail, return receipt requested, a copy of the summons, complaint, document, or other process to be served to the persons and addresses provided by the plaintiff, if any. The ordinary mail mailing shall be evidenced by a certificate of mailing that the clerk shall complete and file.

(ii) Cause service of notice to be made by publication in a newspaper of general circulation in the county in which the complaint is filed. The publication shall set forth the name and address of the court, the case number, the name and address of the plaintiff or the plaintiff's attorney, and the name and address of the deceased manufactured home park resident. The publication shall describe the premises entered upon and detained, shall contain a summary statement of the object of the eviction complaint against the deceased resident, and shall state that the claim for restitution of the premises shall be scheduled for a hearing in accordance with local court rules, but in no event sooner than the seventh day from the date service is complete. The clerk shall cause the publication to be published at least once a week for two weeks.

(G) Service of process shall be deemed complete on the date that any of the following has occurred:

(1) Service is made pursuant to division (D)(2)(a) or (b) of this section.

(2) Both ordinary mail service under division (C) and service by posting pursuant to division (D)(2)(c) of this section have been made.

(3) For service performed pursuant to division (E) or (F)(2)(a) of this section, on the date of mailing, if on the date of the hearing either of the following applies:

(a) The certified mail has not been returned for any reason other than refused or unclaimed.

(b) The certified mail has not been endorsed, and the ordinary mail has not been returned.

(4) For service performed under division (F)(2)(b) of this section, on the date of mailing under division (F)(2)(b)(i) of this section or on the date of the last publication under division (F)(2)(b)(ii) of this section, whichever is later, if on the date of the hearing, either of the following applies:

(a) The certified mail has not been returned for any reason other than refused or unclaimed.

(b) The certified mail has not been endorsed, and the ordinary mail has not been returned.

(H)(1) The claim for restitution of the premises shall be scheduled for hearing in accordance with local court rules, but in no event sooner than the seventh day from the date service is complete.

(2) Answer day for any other claims filed with the claim for possession shall be twenty-eight days from the date service is deemed complete under this section.

(I) As used in this section, "immediate family" means a person's spouse, brothers and sisters of the whole or half blood, children, including adopted children and stepchildren, parents, and grandparents.

Sec. 1923.08. No continuance in an action under this chapter shall be granted for a period longer than eight days, unless ~~the~~ any of the following apply:

(A) The plaintiff applies for the continuance and the defendant consents to it~~, or unless the~~ .

(B) The defendant applies for the continuance and gives a bond to the plaintiff, with good and sufficient surety, that is approved by the court and conditioned for the payment of rent that may accrue, if judgment is rendered against the defendant.

(C) Either the plaintiff or the defendant demand nonbinding mediation under section 1923.16 of the Revised Code, in which case the judge shall enter a stay for fifty days, which may be extended in accordance with that section.

Sec. 1923.09. (A) If an action under this chapter is not continued, the place of trial is not changed, and neither party demands a jury or nonbinding mediation on the return day of the summons, a judge of the court shall try the cause. After hearing the evidence, if the judge concludes that the complaint is not true, the judge shall enter judgment against the plaintiff for costs. If the judge finds the complaint to be true, the judge shall render a general judgment against the defendant, in favor of the plaintiff, for restitution of the premises and costs of suit. If the judge finds the complaint true in part, the judge shall render a judgment for restitution of that part only, and the costs shall be taxed as the judge considers just.

(B) If a judgment is entered under this section in favor of a plaintiff who is a park operator, the judge shall include in the judgment entry authority for the plaintiff to permit, in accordance with section 1923.12 and division (B) of section 1923.13 and division (B) of section 1923.14 of the Revised Code, the removal from the manufactured home park and potential sale, destruction, or transfer of ownership of the defendant's manufactured home, mobile home, or recreational vehicle.

Sec. 1923.111. (A) For purposes of this section, "suppressed court record" means a court record that is accessible only to the following:

(1) Judges;

(2) Court staff;

(3) A party to the case;

(4) A party's attorney, if applicable;

(5) Authorized judicial department staff;

(6) A person with a valid court order authorizing access to the court record.

(B) Upon the commencement of an action under this chapter, a court shall make any court record of the action a suppressed court record.

(C) If a plaintiff prevails on the merits in the action, the record under division (B) of this section is no longer a suppressed court record, and the court shall make the record available to the public unless the parties to the action agree that the record shall remain suppressed. If the parties agree that the record shall remain suppressed, the record remains a suppressed court record.

(D) Any court record of the action under division (B) of this section shall remain a suppressed court record when either of the following applies:

(1) The action was dismissed.

(2) Judgment was granted for the defendant in the action.

(E) Nothing in this section prevents the names of the parties included in a court record that is suppressed pursuant to this section from being used by the court for administrative purposes. The court shall not publish the names of the parties online.

Sec. 1923.16. Any time after a complaint is filed under section 1923.05 of the Revised Code, and before trial proceedings are commenced, either the plaintiff or defendant may demand nonbinding mediation. Upon such a demand, the court shall appoint a mediator, and the mediation shall be conducted and concluded within fifty days after the complaint was filed. Only a judge may extend the time for concluding the mediation. If the mediation is not timely concluded, or does not resolve the dispute, the cause of action shall proceed to trial under section 1923.09 or 1923.10 of the Revised Code. The judge shall determine which party or parties shall pay the cost of the mediation.

Sec. 3781.10. (A)(1) The board of building standards shall formulate and adopt rules governing the erection, construction, repair, alteration, and maintenance of all buildings or classes of buildings specified in section 3781.06 of the Revised Code, including land area incidental to those buildings, the construction of industrialized units, the installation of equipment, and the standards or requirements for materials used in connection with those buildings. The board shall incorporate those rules into separate residential and nonresidential building codes. The standards shall relate to the conservation of energy and the safety and sanitation of those buildings.

(2) The rules governing nonresidential buildings are the lawful minimum requirements specified for those buildings and industrialized units, except that no rule other than as provided in division (C) of section 3781.108 of the Revised Code that specifies a higher requirement than is imposed by any section of the Revised Code is enforceable. The rules governing residential buildings are uniform requirements for residential buildings in any area with a building department certified to enforce the state residential building code. In no case shall any local code or regulation differ from the state residential building code unless that code or regulation addresses subject matter not addressed by the state residential building code or is adopted pursuant to section 3781.01 of the Revised Code.

(3) The rules adopted pursuant to this section are complete, lawful alternatives to any requirements specified for buildings or industrialized units in any section of the Revised Code. Except as otherwise provided in division (I) of this section, the board shall, on its own motion or on application made under sections 3781.12 and 3781.13 of the Revised Code, formulate, propose, adopt, modify, amend, or repeal the rules to the extent necessary or desirable to effectuate the purposes of sections 3781.06 to 3781.18 of the Revised Code.

(B) The board shall report to the general assembly proposals for amendments to existing statutes relating to the purposes declared in section 3781.06 of the Revised Code that public health and safety and the development of the arts require and shall recommend any additional legislation to assist in carrying out fully, in statutory form, the purposes declared in that section. The board shall prepare and submit to the general assembly a summary report of the number, nature, and disposition of the petitions filed under sections 3781.13 and 3781.14 of the Revised Code.

(C) On its own motion or on application made under sections 3781.12 and 3781.13 of the Revised Code, and after thorough testing and evaluation, the board shall determine by rule that any particular fixture, device, material, process of manufacture, manufactured unit or component, method of manufacture, system, or method of construction complies with performance standards adopted pursuant to section 3781.11 of the Revised Code. The board shall make its determination with regard to adaptability for safe and sanitary erection, use, or construction, to that described in any section of the Revised Code, wherever the use of a fixture, device, material, method of manufacture, system, or method of construction described in that section of the Revised Code is permitted by law. The board shall amend or annul any rule or issue an authorization for the use of a new material or manufactured unit on any like application. No department, officer, board, or commission of the state other than the board of building standards or the board of building appeals shall permit the use of any fixture, device, material, method of manufacture, newly designed product, system, or method of construction at variance with what is described in any rule the board of building standards adopts or issues or that is authorized by any section of the Revised Code. Nothing in this section shall be construed as requiring approval, by rule, of plans for an industrialized unit that conforms with the rules the board of building standards adopts pursuant to section 3781.11 of the Revised Code.

(D) The board shall recommend rules, codes, and standards to help carry out the purposes of section 3781.06 of the Revised Code and to help secure uniformity of state administrative rulings and local legislation and administrative action to the bureau of workers' compensation, the director of commerce, any other department, officer, board, or commission of the state, and to legislative authorities and building departments of counties, townships, and municipal corporations, and shall recommend that they audit those recommended rules, codes, and standards by any appropriate action that they are allowed pursuant to law or the constitution.

(E)(1) The board shall certify municipal, township, and county building departments, the personnel of those building departments, persons described in division (E)(7) of this section, and employees of individuals, firms, the state, or corporations described in division (E)(7) of this section to exercise enforcement authority, to accept and approve plans and specifications, and to make inspections, pursuant to sections 3781.03, 3791.04, and 4104.43 of the Revised Code.

(2) The board shall certify departments, personnel, and persons to enforce the state residential building code, to enforce the nonresidential building code, or to enforce both the residential and the nonresidential building codes. Any department, personnel, or person may enforce only the type of building code for which certified.

~~(3)~~(3)(a) The board shall not require a building department, its personnel, or any persons that it employs to be certified for residential building code enforcement if that building department does not enforce the state residential building code.

(b) The board shall specify, in rules adopted pursuant to Chapter 119. of the Revised Code, the requirements for certification for residential and nonresidential building code enforcement, which shall be consistent with ~~this~~ division (E)(3) of this section.

(c) Rules adopted under division (E)(3)(b) of this section related to residential building code enforcement shall make the certification process as accessible as possible, while still ensuring that certificate holders are adequately qualified to enforce compliance with the state's residential building standards.

(d) The requirements for residential and nonresidential certification may differ.

(e) Except as otherwise provided in this division, the requirements shall include, but are not limited to, the satisfactory completion of an initial examination and, to remain certified, the completion of a specified number of hours of continuing building code education within each three-year period following the date of certification which shall be not less than thirty hours.

(f) The rules shall provide that continuing education credits and certification issued by the council of American building officials, national model code organizations, and agencies or entities the board recognizes are acceptable for purposes of ~~this~~ division (E)(3) of this section.

(g) The rules shall specify requirements that are consistent with the provisions of section 5903.12 of the Revised Code relating to active duty military service and are compatible, to the extent possible, with requirements the council of American building officials and national model code organizations establish.

(4) The board shall establish and collect a certification and renewal fee for building department personnel, and persons and employees of persons, firms, or corporations as described in this section, who are certified pursuant to this division.

(5) Any individual certified pursuant to this division shall complete the number of hours of continuing building code education that the board requires or, for failure to do so, forfeit certification.

(6) This division does not require or authorize the board to certify personnel of municipal, township, and county building departments, and persons and employees of persons, firms, or corporations as described in this section, whose responsibilities do not include the exercise of enforcement authority, the approval of plans and specifications, or making inspections under the state residential and nonresidential building codes.

(7) Enforcement authority for approval of plans and specifications and enforcement authority for inspections may be exercised, and plans and specifications may be approved and inspections may be made on behalf of a municipal corporation, township, or county, by any of the following who the board of building standards certifies:

(a) Officers or employees of the municipal corporation, township, or county;

(b) Persons, or employees of persons, firms, or corporations, pursuant to a contract to furnish architectural, engineering, or other services to the municipal corporation, township, or county;

(c) Officers or employees of, and persons under contract with, a municipal corporation, township, county, health district, or other political subdivision, pursuant to a contract to furnish architectural, engineering, or other services;

(d) Officers or employees of the division of industrial compliance in the department of commerce pursuant to a contract authorized by division (B) of section 121.083 of the Revised Code;

(e) Persons, or employees of persons, firms, or corporations, or officers or employees of other municipal corporations, townships, or counties certified by the board of building standards to make inspections under the conditions established in rules adopted under division (E)(11)(c) of this section.

(8) Municipal, township, and county building departments have jurisdiction within the meaning of sections 3781.03, 3791.04, and 4104.43 of the Revised Code, only with respect to the types of buildings and subject matters for which they are certified under this section.

(9) A certified municipal, township, or county building department may exercise enforcement authority, accept and approve plans and specifications, and make inspections pursuant to sections 3781.03, 3791.04, and 4104.43 of the Revised Code for a park district created pursuant to Chapter 1545. of the Revised Code upon the approval, by resolution, of the board of park commissioners of the park district requesting the department to exercise that authority and conduct those activities, as applicable.

(10) Certification shall be granted upon application by the municipal corporation, the board of township trustees, or the board of county commissioners and approval of that application by the board of building standards. The application shall set forth:

(a) Whether the certification is requested for residential or nonresidential buildings, or both;

(b) The number and qualifications of the staff composing the building department;

(c) The names, addresses, and qualifications of persons, firms, or corporations contracting to furnish work or services pursuant to division (E)(7)(b) of this section;

(d) The names of any other municipal corporation, township, county, health district, or political subdivision under contract to furnish work or services pursuant to division (E)(7) of this section;

(e) The proposed budget for the operation of the building department.

(11) The board of building standards shall adopt rules governing all of the following:

(a) The certification of building department personnel and persons and employees of persons, firms, or corporations exercising authority pursuant to division (E)(7) of this section. The rules shall disqualify any employee of the department or person who contracts for services with the department or general contractor or owner under section 3781.181 of the Revised Code from performing services for the department or the general contractor or owner when that employee or person would have to pass upon, inspect, or otherwise exercise authority over any labor, material, or equipment the employee or person furnishes for the construction, alteration, or maintenance of a building or the preparation of working drawings or specifications for work within the jurisdictional area of the department. ~~The~~ Except in the case of a contract under section 3781.181 of the Revised Code, the department shall provide other similarly qualified personnel to enforce the residential and nonresidential building codes as they pertain to that work.

(b) The minimum services to be provided by a certified building department;

(12) The board of building standards may revoke or suspend certification to enforce the residential and nonresidential building codes, on petition to the board by any person affected by that enforcement or approval of plans, or by the board on its own motion. Hearings shall be held and appeals permitted on any proceedings for certification or revocation or suspension of certification in the same manner as provided in section 3781.101 of the Revised Code for other proceedings of the board of building standards.

(13) Upon certification, and until that authority is revoked, any county or township building department shall enforce the residential and nonresidential building codes for which it is certified without regard to limitation upon the authority of boards of county commissioners under Chapter 307. of the Revised Code or boards of township trustees under Chapter 505. of the Revised Code.

(14) The board shall certify a person to exercise enforcement authority, to accept and approve plans and specifications, or to make inspections in this state in accordance with Chapter 4796. of the Revised Code if either of the following applies:

(a) The person holds a license or certificate in another state.

(b) The person has satisfactory work experience, a government certification, or a private certification as described in that chapter in the same profession, occupation, or occupational activity as the profession, occupation, or occupational activity for which the certificate is required in this state in a state that does not issue that license or certificate.

(F) In addition to hearings sections 3781.06 to 3781.18 and 3791.04 of the Revised Code require, the board of building standards shall make investigations and tests, and require from other state departments, officers, boards, and commissions information the board considers necessary or desirable to assist it in the discharge of any duty or the exercise of any power mentioned in this section or in sections 3781.06 to 3781.18, 3791.04, and 4104.43 of the Revised Code.

(G) The board shall adopt rules and establish reasonable fees for the review of all applications submitted where the applicant applies for authority to use a new material, assembly, or product of a manufacturing process. The fee shall bear some reasonable relationship to the cost of the review or testing of the materials, assembly, or products and for the notification of approval or disapproval as provided in section 3781.12 of the Revised Code.

(H) The residential construction advisory committee shall provide the board with a proposal for a state residential building code that the committee recommends pursuant to division (D)(1) of section 4740.14 of the Revised Code. Upon receiving a recommendation from the committee that is acceptable to the board, the board shall adopt rules establishing that code as the state residential building code.

(I)(1) The committee may provide the board with proposed rules to update or amend the state residential building code that the committee recommends pursuant to division (E) of section 4740.14 of the Revised Code.

(2) If the board receives a proposed rule to update or amend the state residential building code as provided in division (I)(1) of this section, the board either may accept or reject the proposed rule for incorporation into the residential building code. If the board does not act to either accept or reject the proposed rule within ninety days after receiving the proposed rule from the committee as described in division (I)(1) of this section, the proposed rule shall become part of the residential building code.

(J) The board shall cooperate with the director of children and youth when the director promulgates rules pursuant to section 5104.05 of the Revised Code regarding safety and sanitation in type A family child care homes.

(K) The board shall adopt rules to implement the requirements of section 3781.108 of the Revised Code.

Sec. 3781.181. (A) As used in this section:

(1) "Nonresidential building" and "residential building" have the same meanings as in section 3781.06 of the Revised Code.

(2) "Owner" means the fee owner of any building or structure.

(3) "Third-party private inspector" means an inspector that is certified under section 3781.10 of the Revised Code to to accept and approve plans and specifications, and to make inspections of residential or nonresidential building construction projects but who is not directly employed by a governmental entity.

(B) A building department having jurisdiction with respect to a residential or nonresidential building shall review plans and perform inspections of residential and nonresidential building construction projects within thirty days after receiving a plan review or inspection request.

(1) Maintain a list of third-party private inspectors and building departments that are certified by the board to conduct plan review or to provide inspections for residential and nonresidential buildings;

(2) Include on the list for each third-party private inspector all of the following:

(a) Whether the third-party private inspector is certified to conduct plan review, provide inspections, or both;

(b) Whether the third-party private inspector is certified to provide services for residential buildings, nonresidential buildings, or both;

(3) Publish the list to a publicly accessible web site maintained by the board.

(D)(1) If the building department having jurisdiction does not timely conduct the plan review or inspection in accordance with division (B) of this section, the general contractor or owner of the residential or nonresidential building construction project may notify the board of building standards and the building department having jurisdiction that the general contractor or owner intends to contract for an independent plan review or inspection.

(2) After sending notice, the general contractor or owner may enter into a contract with a qualified third-party private inspector or a building department included on the list maintained by the board under division (C) of this section to conduct the plan review or inspection of the residential or nonresidential building construction project.

(3) The general contractor or owner is responsible for payment of both of the following:

(a) Any fee contracted for by the third-party private inspector or certified building department for the independent plan review or inspection under division (D)(2) of this section;

(b) Any fee charged by the building department having jurisdiction that is customary for the approval of a plan review or inspection, including an administrative or filing fee, but excluding any fee related to the actual plan review or inspection.

(4) A third-party private inspector or an inspector employed by a certified building department shall send the results to the building department having jurisdiction within twenty-four hours after completing an independent plan review or inspection.

(5) The rules adopted by the board of building standards under section 3781.10 of the Revised Code shall prescribe procedures for the review and processing of plan review and inspection reports by the building official of the building department having jurisdiction.

(E) A building department having jurisdiction with respect to a residential or nonresidential building inspection may contract for an independent plan review or inspection in the same manner prescribed by division (C) of this section, except that the building department having jurisdiction shall pay any fee contracted for by the third-party private inspector or certified building department.

(F) A general contractor or owner of a residential or nonresidential construction project may request a certificate of occupancy from either of the following:

(1) The building department having jurisdiction;

(2) The board of building standards.

Sec. 5321.17. (A) Except as provided in division (C) of this section, the landlord or the tenant may terminate or fail to renew a week-to-week tenancy by notice given the other at least seven days prior to the termination date specified in the notice.

(B) Except as provided in division (C) of this section, the landlord or the tenant may terminate or fail to renew a month-to-month tenancy by notice given the other at least thirty days prior to the periodic rental date.

(C) If a tenant violates division (A)(9) of section 5321.05 of the Revised Code and if the landlord has actual knowledge of or has reasonable cause to believe that the tenant, any person in the tenant's household, or any person on the residential premises with the consent of the tenant previously has or presently is engaged in a violation as described in division (A)(6)(a)(i) of section 1923.02 of the Revised Code, the landlord shall terminate the week-to-week tenancy, month-to-month tenancy, or other rental agreement with the tenant by giving a notice of termination to the tenant in accordance with this division. The notice shall specify that the tenancy or other rental agreement is terminated three days after the giving of the notice, and ~~the~~ shall state that the tenant may qualify for free legal representation based on income and recommend that the tenant inquire about eligibility with legal aid at www.ohiolegalhelp.org or (866) 529-6446. The landlord may give the notice whether or not the tenant or other person has been charged with, has pleaded guilty to or been convicted of, or has been determined to be a delinquent child for an act that, if committed by an adult, would be a violation as described in division (A)(6)(a)(i) of section 1923.02 of the Revised Code. If the tenant fails to vacate the premises within three days after the giving of that notice, then the landlord promptly shall comply with division (A)(9) of section 5321.04 of the Revised Code. For purposes of this division, actual knowledge or reasonable cause to believe as described in this division shall be determined in accordance with division (A)(6)(a)(i) of section 1923.02 of the Revised Code.

(D) This section does not apply to a termination based on the breach of a condition of a rental agreement or the breach of a duty and obligation imposed by law, except that it does apply to a breach of the obligation imposed upon a tenant by division (A)(9) of section 5321.05 of the Revised Code.

Section 2. That existing sections 319.20, 1923.06, 1923.08, 1923.09, 3781.10, and 5321.17 of the Revised Code are hereby repealed.

Section 3. (A) Within one hundred and eighty days after the effective date of this section, the Board of Building Standards shall complete a review of those rules pertaining to the certification of persons to enforce the residential building code adopted by the Board in accordance with section 3781.10 of the Revised Code, as amended by this act, including those rules pertaining to the following certification types:

(1) Residential building official;

(2) Interim residential building official;

(3) Residential plans examiner;

(4) Interim residential plans examiner;

(5) Residential plans examiner trainee;

(6) Residential building inspector;

(7) Interim residential building inspector;

(8) Residential building inspector trainee;

(9) Residential mechanical inspector;

(10) Interim residential mechanical inspector;

(11) Residential mechanical inspector trainee.

(B) The Board shall conduct the review required by this section and amend its rules with the goal of accomplishing all of the following:

(1) Making the certification process more accessible and appealing without compromising the integrity and quality of enforcement of the residential building code;

(2) Simplifying the certification process, reducing bureaucratic hurdles, and increasing transparency to make the process less daunting and more appealing to potential candidates;

(3) Modifying the trainee program to allow for a broader range of supervisory relationships and experiences to provide more pathways for individuals to gain access to the necessary qualifications;

(4) Revising supervisory ratios to allow supervisors to oversee more trainees to increase the efficiency of the training process and the number of candidates moving through it.