Ohio Property Records

Ohio, also known as "The Buckeye State," has one of the only non-rectangular flags in the nation. Eight U.S. presidents hailed from Ohio, and Cleveland was one of the largest cities in the United States in 1920. The state has 88 counties, meaning a lot of land and many property records.

Ohio property records tell a story about the land, homes, and people living there. These legal documents are not only open public records, but they are also crucial to home ownership, buying and selling real estate, and the local government.

Property records consist of many different things and contain a lot of information about the property itself and the people who own it. Keep reading to learn what property records are specifically, the different types, how to search for them, and how to change them when necessary.

What Are Property Records in Ohio?

Property records in Ohio are legal documents that contain detailed information about the land, buildings, and property owner. Some records perform functions such as a deed transferring ownership of property, while others have different functions.

What are the Components of Property Records in Ohio?

Depending on the type of Ohio property records, they will contain a lot of information, but it may vary. Some of the most common components of property records include:

Property Address
Detailed Legal Property Description
Current Owner's Name and Address
Historical Owners
Deeds
Liens
Tax Records
Mortgage Records
Bankruptcies
Foreclosures
Plat Maps
Surveys
Easements / Conveyances
Property Details
Parcel ID
Size
Zoning
Boundary Lines

The above is only a short list of what you may find in Ohio property records.

Sources of Property Records in Ohio

Property records are created by local and state government offices, the courts, private attorneys, and others. They are usually filed with either the courts or a local government office, such as the county auditor, tax assessor's office, or local county recorder. You can also find property records on historical archive sites and other online repositories.

The Role of the Local County Recorder

In Ohio, the local county recorder is the main office that collects, files, and maintains property records. Each county has its own office, and in Ohio, that means at least 88 offices. Property records must be filed with the county recorder's office where the property is located.

How Property Records are Maintained in Ohio

Ohio county recorders are responsible for maintaining property and land records and making them accessible to the public. Each office is allowed to charge up to $2 per page for copies. Most records contain only a few pages. Some counties offer the option to download non-certified copies from their website.

Whenever a real estate deal closes, the person in charge (title company or attorney) files the completed paperwork with the local county recorder. The document is not legally binding until it has been properly filed.

How Can I Access Property Records in Ohio?

The process for accessing records at the county recorder's office will vary by location. You can check online to see if they offer files via the website. For example, Franklin County has a helpful online portal where you can find records easily. You can always visit the local recorder's office in person and request records that way. You may have to pay a small fee, though.

Where Can I Find County Recorder's Locations in Ohio?

The Ohio Recorder's Association keeps a list of every county recorder's office in alphabetical order, making it easy for you to locate the one you need. Just click the county name and recorder, and you will see the county recorder's office address, phone, fax, email, and even links to the county website. You will also find information about their hours, the fees they charge, and what documents you will need to access certain records.

What Are the Different Types of Property Records in Ohio?

Ohio property records consist of different types of documents. The records are legally binding and provide information about the land, house, and owner. Some of the most common types of property records in Ohio are the following:

Deeds and Conveyance Records

Deeds are some of the most common property records. They transfer ownership of a piece of real property from one person to another. Both parties sign the deed during a real estate transaction, and a notary officiates to make it legal. Once signed, the new owner takes possession of the land.

Ohio deeds contain the following information:

Name of the Grantor and Grantee.
Detailed description of the property.
Maps and plats along with boundaries and sometimes surveys.
Conveyance language explains the ownership transfer from one person or entity to another.
Notarization and execution are at the bottom, where everyone signs to make it legal.

Ohio allows the following types of deeds: general warranty deeds, limited warranty deeds, warranty deeds creating tenants-in-common with the right of survivorship deeds, quitclaim deeds, and special purpose deeds. Each one offers the buyer/grantee different levels of protection against title defects. The various types of deeds are used in specific circumstances. For example, quitclaim deeds are most often used in divorce cases or when a family member gifts land to another.

Ohio Titles

In Ohio, 'titles' refer to a property's legal ownership. The document represents the property owner's rights on the land or house. Like similar records, individuals may find property titles under the County Recorder's office, usually containing the following information:

Property Ownership History - The document may show the chain of ownership by name and address.
Liens and Encumbrances - The document may show any liens or claims affecting the use and transfer of the property.
Ownership Type - The record may show the type of ownership applying to the property, such as sole or joint ownership.
Owner(s) Name - The record should state the property owner's name and details, such as contacts and address.
Property Details - The document outlines details of the property, such as an address, plot number, and may even include a legal description of the property.

Liens, Encumbrances, and Property Records in Ohio

Liens are some very interesting types of property records. These encumbrances can affect real estate transactions and make it harder to sell your property. Along with mortgage liens, Ohio has three main types of liens: mechanic's liens, tax liens, and judgment liens.

Voluntary Liens

Mortgage Liens

Mortgages are another very common type of property record found in Ohio. Most homebuyers will take out a mortgage to buy their homes. A mortgage allows you to afford property you would not otherwise be able to purchase. When taking out a mortgage, you agree to the lender's terms, pay interest, and make timely payments. You also agree to the lender putting a lien on the property. The lien allows the lender to seize and sell your home to repay the loan if you default.

In Ohio, mortgages have a "due on sale" clause. This means that if the owner sells the property, the outstanding mortgage amount must be paid back in full before the sale goes through. Any remaining balance will go to the seller.

The following information commonly appears in Ohio mortgages:

Parties Engaged - The document lists the borrower(s) and lender(s) engaged in the mortgage transaction and their contact information.
Property Description - The record may show a full description of the mortgaged property, including address, legal description, and parcel number.
Loan Amount and Conditions - The document should outline the loan's principal amount, interest rate, repayment conditions, and mortgage tenure.
Mortgage Terms and Conditions - The record should show the mortgage-related terms and conditions, such as prepayment penalties, default provisions, late payment fees, and the right to accelerate the loan in the event of nonpayment.
Rights and Responsibilities - The document may show the borrower's and lender's rights and responsibilities, including insurance requirements, property maintenance obligations, and appropriate escrow agreements.

Involuntary Liens

Mechanic's Liens

A mechanic's lien is used by contractors, material suppliers, and laborers who work on the property but don't get paid. If there is a dispute about payment, the contractor can file a lien to force the owner to pay them. If that does not work, they can sue and force a foreclosure to get their money.

Tax Liens

Every homeowner must pay annual property taxes. The county can put a tax lien on their home if they do not. If they still don't pay, the county can foreclose and sell the property at auction. Many investors pick up cheap properties this way and sell them for a profit.

Judgment Liens

Judgment liens work the same way as mechanic's liens, except they are used by creditors who are owed money. For example, if a homeowner owes a credit card vendor much money, the company can put a lien on their home and eventually foreclose to get paid.

How Liens Affect Property Records

Liens appear in many different types of property records, most often on deeds. The more liens on a property, the lower its value could be. Liens can also lead to foreclosure.

The Process of Property Liens in Ohio

The process of placing and enforcing a lien differs depending on the type of lien. The following is the process of construction lien in Ohio:

At the start of the construction project, the property owner may record a Notice of Commencement. The document holds all necessary information for subcontractors or materialmen that assert their lien rights. Owners should record the document at the Recorder's office in the corresponding county and provide a copy to the subcontractor or materialmen.
In response, the subcontractor may file a Notice of Furnishing within 21 days from the first day of work or supply. However, the notice is only required if the owner files a Notice Of Commencement.
The next stage is preparing and filing the lien. The form should include a description of the property and work done. The document should also include details of the property owner, including their name and address. Individuals have 75 days to file the form at the County Recorder's Office from the last day of labor or supply. If it is a residential project, the deadline is 60 days instead.
After filing, the individual has 30 days to provide a copy to the owner. If the claimant cannot find the property owner, they may post a copy on the project site in 10 days. After receiving the copy, the owner may serve a Notice to Commence Suit at any time on the claimant. The notice requires the lienholder to sue within 60 days to enforce the lien or risk losing it. This notice should also be filed with the county recorder within 30 days after serving the claimant. If the property owner does not serve or file a notice to commence Suit, the lienholder will have six years to enforce the lien.
After the satisfaction of adjustment, the lienholder has 30 days to release the lien.

Property Tax Records

Anyone who owns Ohio property pays annual property taxes on it. The property tax rates vary by county. The Ohio Department of Taxation oversees all county auditors. The local county auditors set tax rates for their county and send out bills to homeowners. Ohio's average property tax rate is 1.41% of the home's value. However, these rates vary considerably; for example, the average effective rate in Cuyahoga County is 2.51%. Even though the average home price in Ohio is $159,900, the state has a high tax base, so most property owners pay an average of $3,305.

Most property tax records contain the following information:

Assessed Value - Property tax records show the property's assessed value, which is the value set by the county assessor/Auditor for taxation reasons. Market value, property features, and applicable exemptions usually determine this value.
Tax Exemptions - Any exemptions applied to the property, such as homestead exemptions for primary residences or exemptions for veterans or disabled individuals, may be specified in the tax records.
Tax Rates or Levies - The records provide information on the property's appropriate tax rates and levies. The document may show a breakdown of local school districts, municipalities, and other taxing agencies' tax levies.
Tax Payment History - Property tax records keep track of the property owner's tax payments. It may provide payment dates, amounts, and any outstanding balances.
Tax Delinquencies and Liens - Property tax records may show if the property has any unpaid taxes, liens, or delinquencies. These records are essential for buyers, lenders, and title insurance firms to analyze the property's financial standing.

How Often is Property Tax in Ohio Assessed?

Per state laws, auditors in the state must conduct a full reappraisal of real property once every six years and then update values in the third year after each sexennial reappraisal. The county Auditor's office is responsible for conducting property assessments. The local assessors use various methods of assessment, but each process requires the following steps:

Valuation - The Auditor determines the valuation of each property in the county. It entails determining the property's market value based on the most recent sales of similar properties in the region. The Auditor additionally examines property attributes, location, and any possibilities for income generation. They must make adjustments based on differences between the properties.
Assessment Notices - After determining property values, the Auditor delivers assessment notices to property owners. These notices inform property owners of their fair market value and may include information about the assessed value.
Appeals - The property owner may file an appeal after the assessment notice. The individual must fill out a complaint form indicating their desired value and rationale for the change. The deadline for filing the appeal is 60 days after notice.

Easements and Covenants

Easements and covenants are other types of property records that provide a function. Easements detail someone's legal right to access the property. The person or entity is not the owner. An example might be a wireless company that installs towers on someone's land. They have the legal right to access the towers without the owner's permission. If the land is sold, the new owner must abide by these same easements.

Covenants, on the other hand, are rules for using the property. They are most often found in condo developments, which have rules to keep things orderly for all tenants. For example, a condo owner might not be allowed to put up outside Christmas lights on the building.

Plats and Surveys

Plats and surveys are maps of the property that show boundaries. Plats show the boundaries of neighboring properties to get a view of the entire area. Surveys focus solely on the property's boundaries.

Examples of property surveys in Ohio include:

Boundary Survey - It locates, describes, and maps a land's exact boundaries and corners.
Subdivision Survey - The survey divides any land into smaller pieces for new deeds.
Foundation Survey - some lending agencies, title companies, and escrow agents may require this survey to disburse construction loans.
Lot Survey - It is a survey of a lot in a recorded subdivision.
Mortgage Location Survey - The survey shows the specific needs for title insurance.

Historical Property Records

Property has been bought and sold for many years. Therefore, many counties in Ohio have moved their historical records to an archive area to keep them separate and make it easier for residents to find historical information quickly. For example, the Ohio History Connection has vast historical land records to review.

How to Search for Property Records

Many people use property records every day in their work. There are dozens of reasons why you need to search for property records. Some of the ways you can find them are:

Online Property Record Search

You can quickly and easily perform an online property records search. You could type the owner's name or property address into the search bar of your favorite search engine and view the results. You could also perform a more targeted search using the county websites. For example, Franklin County and Stark County both have useful search portals where you can search for property using name, parcel ID, or property address.

In-Person Property Record Search

You can always visit the local county recorder's office in person to ask about property records. Depending on how busy they are, you may have to wait a few minutes and pay a fee for copies. For example, Fulton County offices are open every Monday through Friday from 8:30 to 4:30.

Using Property Record Indexes

Property indexes and realty websites may also be good options when searching for property records. Realty websites contain many details about properties, such as size, location, amenities, etc.

Utilizing Commercial Services

If you are confused about how to search property records by address or how to search property records by name, using a professional property records service like PropertyChecker could be the answer. You can run unlimited searches nationwide in seconds and access millions of property records from all over.

How Do I Find the Owner of a Property with Public Records?

Most homeowners take pride in owning property. However, it also comes with a price. When you purchase the property, your name and address are listed in public records along with other information.

Identifying Property Owners

Property changes hands sometimes very quickly. If you need to find the current owner of a piece of real property, the best way to do so is to contact the local county recorder's office. They should have the most current deed on file and can tell you who owns the property. Have the property address handy when asking.

What is a Chain of Title?

The chain of title refers to the list of historical owners since the property was first owned. Due to the land system in place, there should never be a point in time when no one owned the property. If there is a gap, it's called a broken chain of title. Before the sale of the property, a title company will perform a property title search, looking for any title defects or breaks in the chain.

Ownership History and Transfers

Property changes hands through real estate transactions, wills, and gifts. Family members may transfer ownership to children after they die or before.

Property Descriptions and Boundaries in Ohio

One important aspect of property records is property descriptions. Each piece of property is given a legal description that uses landmarks and other defining factors to describe the property well so anyone can identify it.

Legal Property Descriptions

The county assigns legal property descriptions, which appear in deeds, property tax records, surveys, plats, maps, and other documents. They are used to identify the property so it is discernable from similar properties.

Surveys and Land Measurements

Surveys are used to measure plots of land and determine boundaries. You sometimes see people with special equipment measuring parcels of land and taking notes. Surveys come into play, especially during boundary disputes or real estate purchases.

Boundary Disputes and Resolutions

A boundary dispute may arise when someone believes another person is encroaching onto their land. Sometimes, these issues end up in court. Surveyors are often used to determine the proper boundaries of the land to settle the dispute. The court has the final say, and all parties must agree with the judge's conclusion.

Property Records and Real Estate Transactions in Ohio

Property records come into play before, during, and after real estate transactions. Each real estate deal will create additional property records that must be signed and filed with the proper county recorder's office. The average home price in Ohio is $217,698, and that figure rises by approximately 6.5% each year. Homes stay on the market for only about 13 days.

Buying Property: Due Diligence

When buying property, you should always find out as much as you can before purchasing. Property records can tell you how much you'll pay in taxes, how much the property is worth, approximate insurance, building permits for upgrades, and other details. You can also review property inspections and appraisals to learn more about the condition. PropertyChecker is a good source of information when evaluating a possible investment in property.

Selling Property: Providing Disclosure

Sellers must provide buyers with certain disclosures verifying the age and condition of specific systems. Some disclosures are about the presence of asbestos and lead paint. If you are unsure about your home before selling, you can consult property records to fill in the blanks so you can comply with Ohio real estate laws.

Title Searches and Insurance

Real estate and title company professionals often use property records to perform title searches, looking for any issues before the sale. Property records can also illuminate any insurance issues and provide other details. The average cost of homeowners insurance in Ohio is $1,654.00 per year.

Foreclosure and Property Records in Ohio

Foreclosure occurs when the property owner fails to pay their mortgage or taxes. Although foreclosure is not great for the owner, an investor or buyer could pick up a distressed property for far less than fair market value (FMV). If you can afford the amount of the overdue taxes or unpaid mortgage, you could buy a property and turn around and sell it for profit. You can often find foreclosure properties on realty websites and county sites.

Property Records and Property Values

Some of the most valuable information coming from property records is about the value. When buying, it's essential to know the fair market value and how it compares with similar homes. When selling, property values can help you price your home right to sell fast.

Assessments and Appraisals

Tax auditors use property assessments to value homes. They use specific formulas and compare the property with others in the area. Mortgage companies and buyers use appraisals to determine the fair market value. Keep in mind that tax assessments and appraisals may not provide the same value for a piece of property.

Property Records and Market Value

You may see the market value of a home listed in many different property records, but it may vary depending on the actual price of the house or historical sales. By reviewing property records, you can see how a property has increased or decreased in value over time, and then you can look into why. Extensive renovations can drastically increase the value of a home. Not maintaining the home can decrease its value.

Factors that Determine Property Values in Ohio

The following factors can explain high property values in some parts of Ohio:

School Districts - School district quality in Ohio can directly impact property values, especially in residential regions. Because of the perceived quality of education and demand from families seeking superior schools for their children, properties in highly regarded school districts may have higher values.
Natural Resources - Property values in Ohio can be influenced by natural resources such as access to lakes, rivers, and natural landscapes. Properties with waterfront views, such as Marblehead, Loveland, and Port Clinton, may attract a premium price.
Energy Industry - The availability of oil, gas, or renewable energy resources in Ohio's energy industry can impact property values in particular areas. Property values near energy extraction or renewable energy production sites may fluctuate depending on the performance and demand of the energy sector.

Privacy and Property Records

Property records are public records that contain some personal information. You have the legal right to access these records. However, some may include more details than others. The homeowners can reduce the amount of personal information out there about them and have some details redacted.

How Do I Protect My Personal Information in Property Records?

It's impossible to remove all your personal information from property records. However, with some time and diligence, you can contact the recorder's offices and online sources and have them remove as much as possible. Your name and address may remain, but your phone number and email address could be removed.

Maintaining and Amending Property Records

Things change over time, and it's important to keep your property records updated and accurate. You can do that by filing amendments and providing proper documentation to support the change.

Correcting Errors on Property Records

If you find any errors on your property records, like a misspelled name or incorrect address, you can fix them by visiting the county recorder's office and bringing with you documents to prove the error.

Amending Property Records for Legal Changes

You can also amend property records after a legal change. For example, if you get divorced, you will probably want to remove your spouse's name from the deed. Take your divorce decree to the county recorder's office and ask them to update the deed. You may have to fill out a form and pay a fee for the change.

How to Change the Name on Property Records in Ohio

If you get married and want to update the deed on your house, you can bring your marriage certificate to the county recorder's office and have them update your name.

How to Update Property Records When Someone Dies

You will want to update the deed to their house when someone dies. You can bring the death certificate and will, showing the beneficiary who now owns the property, and have them change it. You may also need court documents for validation.

What Should I Consider When Buying a Property Using Property Records?

There is a lot to consider when buying a property in Ohio. You can consult property records to find out a lot about it, such as property taxes, the value, the asking price, insurance, building permits, liens on the property, foreclosures, and more. Use a tool like PropertyChecker to find everything you need to know all in one place.

Ohio County Property Records