This page is devoted to items of interest to landlords. The information is arranged in alphabetical order by topic. Also, for your convenience, a link to relevant State laws has been provided below:
Ohio Revised Code Section 5321.04 Landlord Obligations can be viewed by clicking here.
Evictions
BEFORE YOU SCHEDULE AN EVICTION, MAKE A PLAN FOR HOW THE DEBRIS WILL BE REMOVED. In Greenhills, if you want Rumpke to pick up the debris remaining from an eviction, have your eviction scheduled for a Tuesday. Call Rumpke to alert them to the fact that there will be a large pickup at that address. IF THE DEBRIS IS NOT COLLECTED BY YOU OR THE TENANT, THE VILLAGE WILL TAKE ACTION TO CLEAN UP THE MESS AND THE COST WILL BE PASSED ON TO YOU – THE PROPERTY OWNER.
Garbage and Refuse Issues
The most frequent complaints we receive at the Village involve garbage! Though it may seem unimportant, visible garbage is a negative for any property and for the community as a whole. For your information, Section 939.10 of the Greenhills Codified Ordinances is available through this website. The Code addresses such things as the types of containers that may be used, the times for setting out containers and for removing containers from the right-of-way; how the containers should be stored; etc.
To the extent possible, attempts are made to contact property owners by phone to inform them of violations. When that is not possible or not successful, the Village will enforce the relevant Code sections in the following ways:
1) by leaving a written notice at or mailing a written notice to the property owner advising as to the current violation and that any future violations may result in a charge for collection and/or criminal citation.
- OR -
2) the Village can order the immediate collection of the garbage and then send the property owner written notice of the additional fee incurred for the pick up and notifying the owner that the garbage was set out in violation and that the cost of the additional pick up shall be paid within 14 days of the notice. If payment is not made, the Village will have the cost added to the tax duplicate and collected as a tax lien.
As the property owner you are responsible for what occurs on your property. Whether or not you live in town, you need to be arranging for someone to check your property regularly for violations of the garbage codes or any other codes. VIOLATIONS MAY RESULT IN A CITATION BEING ISSUED OR IN THE COLLECTION OF GARBAGE BY THE VILLAGE WITH THE COST BEING ASSESSED AS A TAX LIEN ON THE PROPERTY OR BOTH.
Basic garbage collection rules include the following:
→ Containers must be of a non-rusting material with tight-fitting lids. Plastic bags may be used for set out ONLY on the day of collection, but not for storage during the week.
→ Containers may not be set out at the curb until 3 pm the day before collection, and they must be removed from the curb within 24 hours of collection.
→ No garbage can be set out or stored in open containers.
→ Store containers throughout the week either next to the rear wall of a dwelling or garage used as part of the dwelling, or in a confined area screened from view of passersby.
→ Trash handling areas are allowed to be located in front yards if screened with fences, walls, or bushes. Check the Code for details.
→ When disposing of mattresses, sofas, chairs, or other upholstered items – Rumpke requires they be entirely wrapped or placed in plastic bags and secured completely for pickup. You can obtain plastic bags or drop cloths at any hardware store or at Dollar General.
INCENTIVE TO INVEST IN YOUR PROPERTIES!
The Village has a Community Reinvestment Area in place that is intended to promote revitalization of the community by offering property tax exemptions for any increased property valuation resulting from the renovation of existing structures or new construction activities within designated areas. (For details of the designated areas, go to the Business drop down and click on Development.)
Remodeling/Rehabbing:
If you remodel 1 or 2 residential units and the cost of remodeling is at least $2,500, you are eligible for a 75% tax exemption for 10 years.
If you are remodeling a residential structure containing not more than 3 housing units and the cost of remodeling is at least $5,000, you are eligible for a 75% tax exemption for 12 years.
The remodeling of more than 3 units can obtain up to a 75% tax exemption for up to 12 years, as negotiated on a case-by-case basis in advance of the project moving forward. For these types of projects, schedule a meeting with the Greenhills Municipal Manager to discuss the details and to determine if your project is eligible for exemptions. Do not begin any improvements until an agreement has been approved and executed.
Please note that Greenhills is unique with its individually owned townhouses that may be 1 of 4 townhouses in a structure. If you are renovating your townhome that has its own Auditor’s Book, Page and Parcel number, it is a single unit. If you own all 4 (and they are all one Auditor’s Book, Page and Parcel number) and you live in one but rent the other 3, even if you are just renovating one of those units it still counts as “more than 3 units” and would require a commercial exemption agreement discussed below. Call the Village Offices for clarification if you encounter this type of scenario, #825-2100.
New Construction
If you are going to construct 1, 2, or 3 new residential units you are eligible for a 75% exemption for 15 years.
New construction of residential projects involving more than 3 housing units can obtain up to a 75% tax exemption for up to 15 years, as negotiated on a case-by-case basis in advance of the project moving forward. For these types of projects, schedule a meeting with the Greenhills Municipal Manager to discuss the details and to determine if your project is eligible for exemptions. Do not begin any improvements until an agreement has been approved and executed.
Reporting Requirements
The Tax Code requires Landlords to report the names and addresses of new tenants to the Village. Call #513-825-2100 to make this report.
Rental Permits
Housing units cannot be rented unless they have a valid Rental Permit issued by the Village. Rental permits must be obtained every 3 years or whenever the occupancy changes from one tenant to another, unless the transfer occurs within one year of the issuance of the Permit. The application can be obtained by clicking here.
SMOKE DETECTOR REQUIREMENTS IN OHIO
In Ohio, smoke alarms with photoelectric and ionization technologies are required on each level of a dwelling unit, as well as a smoke alarm with photoelectric technology outside of each separate sleeping room.
Inside each bedroom, smoke detectors are also necessary.
Further, landlords are required to provide working smoke detectors to their tenants. Tenants are expected to replace smoke detector batteries as needed.
All smoke alarms in newly constructed residences must be powered by the building’s electrical system.
