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Ohio · R.C. §5302.30Ohio Residential Property Disclosure Form: the 3-day rescission rule

In Ohio the seller of a one-to-four unit home completes the state's Residential Property Disclosure Form and delivers it to the buyer as soon as practicable (Revised Code §5302.30). If the buyer receives the form – or an amendment – after signing the purchase agreement, the buyer may rescind by a written, signed and dated document delivered within 3 business days after receipt, but no later than 30 days after the seller accepted the offer or closing, whichever comes first. A form received before the offer gives no rescission right.

The rules

  1. Which transfers (B)(1)

    Sales, land installment contracts, lease-options, exchanges and 99-year renewable leases of residential property with one to four dwelling units.

  2. The form (C)–(D)

    Prescribed by the Ohio director of commerce: water supply, sewer, structure (roof, foundation, walls, floors), hazardous materials (lead-based paint, asbestos, urea-formaldehyde foam insulation, radon) and known material defects. It is the seller's statement, not a warranty or a substitute for inspection.

  3. 3 business days (K)(3)(a)

    If the form or an amendment reaches the buyer after the purchase agreement is signed, a written, signed and dated rescission must reach the seller or seller's agent within 3 business days after the buyer or buyer's agent receives it.

  4. Outer limit (K)(3)(b)

    Rescission must happen by the earlier of 30 days after the seller accepted the buyer's offer or closing. The buyer may waive the right, and deposits are returned on rescission.

Exempt transfers ((B)(2), selection)

  • Court-ordered transfers, foreclosures and deeds in lieu of foreclosure.
  • Fiduciaries administering an estate, guardianship, conservatorship or trust.
  • Co-owner to co-owner, to a spouse or lineal relative, and between spouses in a divorce.
  • Newly built homes never inhabited; transfers to a buyer who has lived there a year or more.
  • A seller who inherited the home and has not lived in it within the past year.

What the TC tracks

  • Whether the buyer received the form before the offer – then there is no rescission right.
  • If received after: the receipt date and the 3-business-day window.
  • The 30-days-after-acceptance outer limit – or closing, if earlier.
  • Any amended form – it opens a new 3-business-day window within the same outer limit.

Questions about the Ohio property disclosure

How long does an Ohio buyer have to rescind after receiving the disclosure form?

3 business days after receipt, if the form arrived after the purchase agreement was signed – and no later than 30 days after acceptance or closing, whichever is earlier.

Can an Ohio buyer rescind if they got the disclosure before making an offer?

No. Rescission is not available if the form or amendment was received before the buyer's offer and purchase agreement.

Is the Ohio disclosure required for new construction?

No. Newly constructed homes that have not been inhabited are exempt under §5302.30(B)(2)(l).

Does a missing Ohio disclosure invalidate the sale?

No. The statute says a transfer is not invalidated by the seller's failure to provide the form; the remedy is the buyer's rescission right and other legal remedies.

How must an Ohio buyer rescind?

With a written, signed and dated document delivered to the seller or the seller's agent within the time allowed.

Related guides

Record when the disclosure form was received and add the 3-business-day window as a dated task on the deal in ClosingCode.

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Source: Ohio Revised Code §5302.30 (codes.ohio.gov, read October 24, 2026).

General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage.