REGISTRY OF RESIDENTIAL RENTAL PROPERTIES

Columbus City Codes tit. 45, ch. 4515

in effect

Columbus City Codes § 4515.01 Registry of Residential Rental Properties.

4515.01 - Registry of Residential Rental Properties. There is hereby created in the Department a Registry of Residential Rental Properties. This registry shall be available for public inspection online or during regular business hours of the Department. The Director is authorized to promulgate rules and regulations related to the operation and enforcement of the Registry of Residential Rental Properties. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.02 Purpose.

4515.02 - Purpose. The purpose of the Registry of Residential Rental Properties is to promote the public health, safety and welfare of the residents of the City of Columbus and to preserve the existing residential rental housing stock by ensuring that the City has accurate data and information regarding rental properties, such as who is responsible for the care and condition of a property, or who may be contacted in emergencies and to create a process by which health and safety risks are proactively identified and addressed at rental properties. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.03 Definitions.

4515.03 - Definitions. For purposes of this chapter: "Building systems" mean electrical, plumbing, heating, ventilation, and fire suppression, and elevators. "Local Operator" means an individual: (1) who has charge, care, or control of a building, or part thereof, in which dwellings or dwelling units are let, and (2) whose primary residence is located within 100 miles of the City of Columbus. A property manager with a valid Ohio Real Estate License, who otherwise meets this definition, may be considered a Local Operator, regardless of primary residence location. "Owner" means the owner of record as shown on the current tax list of the county auditor. "Owner" also means any purchaser under a land contract; or any person who has a freehold or lesser estate in the premises; or any person who has charge, care or control of the premises as agent, executor, administrator, assignee, receiver, trustee, guardian, or mortgagor. "Residential Rental Complex" means a building or group of buildings located on a single or multiple adjacent parcels containing dwellings or dwelling units that are leased, or otherwise rented, to tenants, by a common owner for residential purposes. "Residential Rental Property" means a single building or a Residential Rental Complex, or portions thereof containing one or more dwelling(s) or dwelling units that are leased, or otherwise rented, to tenants. Included in this definition are any common areas, exterior portions of the property, and areas with common building systems. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.04 Residential Rental Properties to be registered.

4515.04 - Residential Rental Properties to be registered. A. The Owner or Local Operator of a Residential Rental Property shall submit an application in the form and manner provided by the Department for each calendar year. This provision shall not apply to the following: 1. Properties or portions of properties that are vacant and subject to the requirements of the Vacant Building Registry, as defined by Chapter 4517. 2. Properties or portions of properties that are subject to hotel, motel, or short-term rental permit requirements, as defined by Chapter 598. 3. Dormitories as defined in Section 3303.04. 4. Facilities licensed pursuant to Chapter 4561. B. The Owner and/or the Local Operator of a Residential Rental Property shall comply with all registration requirements, inspection requirements, and pay all fees in accordance with Section 4515.11. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.05 Registration Requirements.

4515.05 - Registration Requirements. A. The Owner or Local Operator of the Residential Rental Property shall register on a form, or in the manner approved by the Department, which shall contain the following required information: 1. All county parcel ID number(s) associated with the Residential Rental Property being registered. 2. Address of the Residential Rental Property. For a Residential Rental Complex, the name and primary address of the Residential Rental Complex shall be provided. 3. Number of dwellings and dwelling units in the Residential Rental Property. 4. The name, mailing address, telephone number, and email address of the Residential Rental Property Owner. 5. If the Residential Rental Property is owned by a trust, business trust, estate, partnership, limited partnership, limited liability company, association, corporation, or any other business entity, the name, address, telephone number, and email address of the following: a. A trustee, in the case of a trust or business trust; b. The executor or administrator, in the case of an estate; c. A general partner, in the case of a partnership or a limited partnership; d. A member, manager, or officer, in the case of a limited liability company; e. An associate, in the case of an association; f. An officer, in the case of a corporation; g. A member, manager, or officer, in the case of any other business entity. 6. The name, mailing address, telephone number and email address of at least one Local Operator for the Residential Rental Property, subject to the following: a. Ohio Real Estate License Holder. If the Local Operator is an Ohio Real Estate License Holder, they must provide their Ohio license number. b. Small Owner. An Owner of less than ten total dwelling units will not be required to identify a Local Operator. An Owner claiming this exemption shall submit a signed statement, on a form and in a manner provided by the Department, certifying that they own no more than ten total dwelling units in the City of Columbus, either personally or through a financial interest in a trust, business trust, estate, partnership, limited partnership, limited liability company, association, corporation, or any other business entity. 7. The name, address, email, and telephone number of at least one individual that is responsible for responding to emergencies, if different than the Owner or Local Operator. 8. Information required by the Department to determine the nature and extent of the required Preventative Education Inspection (see Section 4515.07), including, but not limited to information regarding: a. Shared mechanical building systems, including location, of common sources for hot water, heat, fire suppression systems, and fire alarm panels; b. Interior egress corridors or hallways; c. Shared exterior egress balconies, decks, or stairs; d. Interior common areas, such as lobbies and basements; e. Number of multi-unit residential ponds. 9. Affirmation by the Owner or Local Operator, in a form and manner provided by the Department, that, to the best of their knowledge, the dwelling(s) or dwelling unit(s) contains critical building systems, including heating, fire alarm, fire suppression, water, sewer, and hot water systems and that these critical building systems are operational and compliant with all housing, health, and fire codes. 10. Other information as deemed necessary by the Department. B. The Owner or Local Operator must update their registration within thirty (30) calendar days of the date that any required information has changed. C. If a Residential Rental Property is sold to a new owner, the new owner must re-register the property within thirty (30) days of the transfer in ownership. D. A new Residential Rental Property must be registered in accordance with this section within thirty (30) days of being used as a Residential Rental Property. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.07 Preventative Education Inspection.

4515.07 - Preventative Education Inspection. A. Every three (3) years, all registered Residential Rental Properties shall be subject to a Preventative Education Inspection ("PEI") by the Department. The purpose of the PEI is to proactively identify potential areas of concern with respect to the housing, zoning, building, fire, or health codes and educate the Owner and Local Operator as to the best practices for compliance. B. During the Preventative Education Inspection, the Owner or Local Operator shall facilitate the Department's access to the exterior of the property, common areas, (including interior corridors, hallways, and lobbies), and any areas that include shared mechanical systems (including boilers, central furnaces, shared hot water systems, heat sources, electrical panels, fire alarm panels, fire suppression pumps). C. The Preventative Education Inspection shall not include interior inspections of individual dwelling units, unless: 1. Requested by the tenant of the unit; or 2. Requested by the Owner or Local Operator. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.09 Conditional Registration Status.

4515.09 - Conditional Registration Status. A. The Director may designate a Residential Rental Property registration to be in "conditional status" if it meets one or more of the following criteria: 1. Residential Rental Properties that have up to one hundred (100) units and 5 or more Notices of Violation issued under Chapter 4509 within any 12-month period following initial registration that were related to the any of following housing code sections: C.C.C 4521.06, 4525.03, 4523.05, 4525.06, and 4525.07. 2. Residential Rental Properties that have over one hundred (100) units and 10 or more Notices of Violation issued under Chapter 4509 within any 12-month period following initial registration that were related to any of the following housing code sections: C.C.C 4521.06, 4525.03, 4523.05, 4525.06, and 4525.07. 3. Residential Rental Properties with order(s) related to critical building systems that remain outstanding and in a non-compliant status. 4. Residential Rental Properties that are subject to a public nuisance declaration by the Department in accordance with sections 4111.90 or 4509.90. 5. Residential Rental Properties subject to unsafe building orders under Title 41, or emergency vacate orders under Title 45 that remain in non-compliance. 6. Residential Rental Properties for which the Director has determined the owner knowingly did not provide complete or accurate information in an application as required by this Chapter. B. Notice Required. If the Director determines that a Residential Rental Property is in conditional status, a Notice of Conditional Registration shall be issued to the Owner and/or Local Operator. C. Inspection Requirement 1. A Residential Rental Property with a conditional registration status is subject to an inspection conducted by the City. The owner shall remediate all violations found during the inspection within the timeframe determined by the Director. 2. The Owner or Local Operator shall facilitate the Department's access to the exterior of the property, common areas, (including interior corridors, hallways, and lobbies), and any areas that include shared mechanical systems (including boilers, central furnaces, shared hot water systems, heat sources, electrical panels, fire alarm panels, fire suppression pumps). 3. The Owner or Local Operator shall additionally facilitate the inspection of interior units, as required by the Director, including: a. Up to 10% of dwelling units in the property; and b. Any affected dwelling units or common areas with outstanding code violations. 4. Third party inspections of the Residential Rental Property may also be required. The Department may require the inspection to include an assessment of a building system's remaining useful life if there is a reasonable risk of tenant displacement during the term of the conditional registration. 5. No criminal penalty shall attach, nor shall any certificate of occupancy be denied, solely by reason of the Owner's, Local Operator's, or tenant's refusal to consent to an inspection. D. Remediation Plan. 1. The Director may require that the Owner or Local Operator of a Residential Rental Property with a conditional registration enter a written remediation plan if the Director determines that there is a substantial risk that tenants will be vacated from the property due to unresolved code violations. The remediation plan shall contain: a. A timeline for abatement of the conditions that resulted in the conditional registration; and b. Terms for what relocation assistance shall be provided by the Owner to any tenant that may be required to vacate from the property pursuant to C.C.C section 4509.061. 2. If a Residential Rental Property that is subject to a remediation plan is sold, the new owner shall enter into a written remediation plan agreement with the City within thirty (30) days of re-registration. E. A Residential Rental Property shall be in a conditional registration status for up to a twelve (12) month period or until the Director determines: 1. That the owner or operator has substantially complied with all outstanding building, housing, and zoning orders; 2. That the owner or operator has substantially complied with the terms of a written remediation plan; and 3. Payment of required conditional registration fee(s). F. A Residential Rental Property with a conditional registration designation shall be removed from the Rental Registry and shall be subject to civil penalties pursuant to section 4515.995 if the Owner or Local Operator fails to meet the terms of the conditional registration, including: 1. Completion of required inspections and payment of additional conditional registration fees; 2. Substantial compliance with the terms of any written remediation plan required under section 4515.09. G. Appeals. If the Director issues a Notice of Conditional Registration, the Owner or Local Operator may appeal to the Property Maintenance Appeals Board per Chapter 4509. The Property Maintenance Appeals Board may affirm or overturn a designation of Conditional Registration status, but may not vary the conditions set forth therein. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.11 Residential Rental Property registration fees.

4515.11 - Residential Rental Property registration fees. A. The Owner or Local Operator shall pay a non-refundable registration fee, as set forth in the fee schedule pursuant to C.C.C. section 4103.14, for each Residential Rental Property. B. If the Director designates a registration as conditional, the Owner or Local Operator shall be required to pay additional fees, as set forth in the fee schedule pursuant to C.C.C. section 4103.14, for each Residential Rental Property put in conditional status. C. Failure to register may result in the assessment of late fees, as set forth in the fee schedule pursuant to C.C.C. section 4103.14, for each Residential Rental Property that fails to timely register. D. All fees collected under divisions (A), (B), and (C) will not be deposited into the city's general fund. The fees assessed shall be reasonably related to and exclusively used for: 1. Administrative costs for registering and processing applications, including costs to maintain the registry. 2. Costs incurred by the city for inspecting Residential Rental Properties. 3. Costs incurred by the City for enforcement of any provision set forth in this Chapter. 4. Costs incurred by the City for abating a nuisance at a Residential Rental Property. 5. Any other related expenses and purposes set forth in this Chapter. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.13 Administrative Warrants and consent.

4515.13 - Administrative Warrants and consent. A. The City may seek an administrative warrant from a court of competent jurisdiction if the Owner, Local Operator, or tenant does not consent to any inspection required by this Chapter. The application for the warrant shall specify the basis upon which the warrant is being sought and shall include a statement that the inspection will be limited to a determination of whether there are violations of the health, housing, building, zoning, or fire code(s). B. Consent for any inspection of a dwelling or dwelling unit required by this section may be provided by a tenant with a valid lease agreement for possession of the dwelling or dwelling unit in addition to the Owner or Local Operator. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.15 Severability.

4515.15 - Severability. The provisions of this Chapter shall be deemed severable; and, if any such provision shall be held unconstitutional by a court of competent jurisdiction the decision of such court shall not impair any of the remaining provisions. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.99 Violations.

4515.99 - Violations. A. It shall be unlawful for any Owner or Local Operator of a Residential Rental Property to fail to comply with the requirements of this Chapter. B. If the Director determines that an Owner or Local Operator of Residential Rental Property has failed to comply with the requirements of this Chapter, or of any Department rule adopted thereunder, a Notice of Violation shall be issued in accordance with Chapter 4509. Failure to comply with the Notice of Violation by the date specified therein shall subject the Owner or Local Operator of the Residential Rental Property to penalties as set forth in Section 4515.995. The Notice of Violation shall state the date on which the assessment of civil penalties may commence. C. Appeals. If the Director issues a Notice of Violation under this Section, the Owner or Local Operator of Residential Rental Property may appeal to the Property Maintenance Appeals Board. (Ord. No. 0923-2026, § 1, 4-20-2026)

Columbus City Codes § 4515.995 Civil penalty; effect of appeal.

4515.995 - Civil penalty; effect of appeal. A. In addition to any other remedy or penalty provided in this Housing Code or the Ohio Revised Code, an Owner or Local Operator of a Residential Rental Property who fails to comply with a Notice of Violation issued pursuant to this Chapter by the date specified in the notice may incur a civil penalty of two dollars ($2.00) per dwelling unit per day for Residential Rental Properties that the Owner or Local Operator fails to comply with the orders in the Notice of Violation. B. In addition to any other remedy available by law, the Director may file a civil action in the Environmental Division of the Franklin County Municipal Court seeking a court order to recover any accumulated civil penalties. C. Upon the Owner or Local Operator of a Residential Rental Property appealing a Notice of Violation to the Property Maintenance Appeals Board pursuant to Chapter 4509, any enforcement action seeking compliance with the ordered abatement, including the collection of civil penalties pursuant to this section, shall be stayed until the Property Maintenance Appeals Board issues its decision on the appeal. Civil penalties incurred pursuant to this section shall continue to be assessed during the pendency of any appeal to the Property Maintenance Appeals Board and any subsequent court on appeal and shall be subject to collection upon a final judgment on the appeal. (Ord. No. 0923-2026, § 1, 4-20-2026)

Source: City of Columbus, City Codes and City Charter (Municode Library, library.municode.com)URL: https://library.municode.com/oh/columbus/codes/code_of_ordinances?nodeId=TIT45HOCO_CH4515REREREPRFetched: 10/27/2026