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OhioSB 101136th General Assembly (2025-2026)Senate

Regards recording of certain real property documents

Sponsored By: Louis W. Blessing, III (Republican)

Signed by Governor

Courts and Civil LawWills, Trusts, and EstatesEmploymentUnemploymentHousing and Real PropertyReal Estate TransactionsJuvenile and Family LawChild Custody and SupportTaxation

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Bill Overview

Analyzed Economic Effects

2 provisions identified: 1 benefits, 0 costs, 1 mixed.

Homeowners gain protection from unfair service contracts

Providers cannot enter, amend, or renew covered home service contracts for services not to be performed within one year. The ban covers terms binding future owners, allowing assignment without the owner's notice and consent, or creating a property lien or security interest. These contracts are void and unenforceable. Listed exceptions cover home warranties, insurance, purchase options and refusal rights, community and condominium declarations, association maintenance agreements, mortgages, specified personal-property security agreements, and regulated utilities. Nobody may record a banned agreement or its notice or memorandum, and county recorders must reject them. Illegal recording gives no legal notice to good-faith buyers or others acquiring property interests; violating the recording ban is a second-degree misdemeanor. Anyone with an interest in affected property can sue in the county where the document was wrongly recorded. If the court finds it covered, it must declare it unenforceable and award proven economic damages, court costs and fees, and reasonable lawyer fees. A certified judgment can be recorded in the property's title history.

New filing rules protect trust property transfers

Trustees transferring Ohio real estate for a disclosed trust must record a qualifying trust document in the property's county. The trustee must sign and formally acknowledge it, listing their name, address, the trust's date, and property powers and limits. Documents with a property description go in the property-specific record series; others go in the other designated series. Transfers to or from a properly created trust count as transfers to or from its trustee when a qualifying property memorandum is recorded. This rule applies retroactively as far as the Ohio Constitution allows. It cannot override documents recorded before the curative memorandum or March 22, 2012, whichever is later. A transfer or property pledge by a trust or trustee recorded for more than four years is not defective solely because the required trust filing is missing.

Sponsors & Cosponsors

Sponsor

  • Louis W. Blessing, III

    Republican • Senate

Cosponsors

  • Adam Mathews

    Republican • House

  • Bill Reineke

    Republican • Senate

  • Catherine D. Ingram

    Democratic • Senate

  • Cecil Thomas

    Democratic • House

  • D. J. Swearingen

    Republican • House

  • Derrick Hall

    Democratic • House

  • Eric Synenberg

    Democratic • House

  • Gayle Manning

    Republican • House

  • Hearcel F. Craig

    Democratic • Senate

  • Jane M. Timken

    Republican • Senate

  • Jean Schmidt

    Republican • House

  • Jerry C. Cirino

    Republican • Senate

  • Jim Thomas

    Republican • House

  • Josh Williams

    Republican • House

  • Kent Smith

    Democratic • Senate

  • Mike Odioso

    Republican • House

  • Monica Robb Blasdel

    Republican • House

  • Nathan H. Manning

    Republican • Senate

  • Nickie J. Antonio

    Democratic • Senate

  • Paula Hicks-Hudson

    Democratic • Senate

  • Roy Klopfenstein

    Republican • House

  • Scott Oelslager

    Republican • House

  • Sean P. Brennan

    Democratic • House

  • Shane Wilkin

    Republican • Senate

  • Stephen A. Huffman

    Republican • Senate

  • Theresa Gavarone

    Republican • Senate

  • Thomas F. Patton

    Republican • Senate

  • Tim Schaffer

    Republican • Senate

  • Tom Young

    Republican • House

  • William P. DeMora

    Democratic • Senate

  • Willis E. Blackshear, Jr.

    Democratic • Senate

Roll Call Votes

All Roll Calls

Yes: 173 • No: 0

Senate vote • 3/4/2026

Concurred in House amendments

Yes: 31 • No: 0

House vote • 2/25/2026

Passed

Yes: 91 • No: 0

House vote • 11/19/2025

Judiciary: Reported

Yes: 13 • No: 0

Senate vote • 3/26/2025

Passed

Yes: 31 • No: 0

Senate vote • 3/18/2025

Local Government: Reported

Yes: 7 • No: 0

Actions Timeline

  1. Signed by Governor

    3/17/2026Governor

  2. Sent to Governor

    3/12/2026Governor

  3. Concurred in House amendments

    3/4/2026Senate

  4. Passed

    2/25/2026House

  5. Reported

    11/19/2025House

  6. Refer to Committee

    4/2/2025House

  7. Introduced

    3/31/2025House

  8. Passed

    3/26/2025Senate

  9. Reported

    3/18/2025Senate

  10. Refer to Committee

    2/12/2025Senate

  11. Introduced

    2/10/2025Senate

Bill Text

  • As Enrolled

    3/17/2026

    HTMLPDF

  • As Introduced

    HTMLPDF

  • As Passed by the House

    HTMLPDF

  • As Passed by the Senate

    HTMLPDF

  • As Reported by the House Judiciary Committee

    HTMLPDF

  • As Reported by the Senate Local Government Committee

    HTMLPDF

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