Is wholesaling legal in Ohio?
Quick answer
Yes, wholesaling is legal in Ohio without a special license, but since March 2, 2026 you must give homeowners a signed, separate written disclosure before signing a contract on 1-4 unit residential property. That rule comes from Senate Bill 155, signed December 1, 2025, which created R.C. 5301.95. The disclosure must be conspicuous, separate from the purchase contract, and signed and dated by both the wholesaler and the owner before the contract becomes binding. It must state that you do not represent the owner, that you intend to assign the contract for a profit, and that you may be offering less than market value. Ohio did not create a wholesaler license, and earlier licensing bills (SB 192 and HB 287 in the 135th General Assembly) failed. Violations are treated as unfair or deceptive acts, and licensees who wholesale also face Division of Real Estate discipline.
Ohio at a glance
- Status
- Wholesaling-specific rules
- License required to wholesale?
- No wholesaler-specific license; disclosure rules apply
- Seller cancellation / disclosure rights?
- Yes — see seller protections
- Key law
- R.C. 5301.95; R.C. 4735.18, 4735.24 (effective Mar 2, 2026)
- Regulator
- Ohio Department of Commerce, Division of Real Estate and Professional Licensing
- Transfer tax
- Ohio charges a real property conveyance fee of 1 mill ($1 per $1,000) statewide plus a county permissive fee of up to 3 mills, typically paid by the seller; Franklin County, for example, totals $3 per $1,000.
- Last reviewed
- Nov 6, 2026
What Ohio requires from wholesalers
- Give a separate, conspicuous written disclosure before any binding contract on 1-4 unit residential property
- Disclosure must state you do not represent the owner, intend to assign the contract for profit, and may be offering below market value
- Both wholesaler and owner must sign and date the disclosure before the contract is signed
- Licensees who fail to comply face Division of Real Estate discipline
How to wholesale legally in Ohio: step by step
- 1
Prepare a stand-alone SB 155 disclosure. It must be conspicuous and separate from your purchase agreement, and state that you do not represent the owner, that you intend to assign the contract for profit, and that you may be offering below market value.
- 2
Sequence the paperwork correctly. Both you and the owner must sign and date the disclosure before the purchase contract is signed. Keep the signed original in each deal file, because the owner's cancellation right turns on whether it was given.
- 3
Know the scope. R.C. 5301.95 covers 1-4 unit residential property. Larger multifamily, commercial and land deals fall outside the disclosure statute, but the general license law still bars marketing property or negotiating for others without a license.
- 4
Market your contract, not the house. Offer buyers an assignment of your purchase agreement and avoid listing-style ads. Without an Ohio license, do not negotiate for the seller or collect a fee for bringing a buyer and seller together.
- 5
Check city point-of-sale rules before you price the deal. Many Northeast Ohio suburbs require an inspection before transfer, and Shaker Heights requires repairs or a 150% escrow. Ask the city and title agent how an assignment or double close is treated.
- 6
Price in the conveyance fee: 1 mill ($1 per $1,000) to the state plus a county permissive fee of up to 3 mills, typically paid by the seller. Look up the county auditor's current rate, since it varies across Ohio's 88 counties.
Seller protections and penalties in Ohio
- Owner who did not receive the disclosure may cancel without penalty before close of escrow; earnest money to be disbursed within 30 days
- Owner has a private cause of action against the wholesaler
Penalties: Failure to provide the disclosure is an unfair or deceptive act (Consumer Sales Practices Act remedies); licensee discipline under R.C. 4735.18.
Assignment vs. double close in Ohio
SB 155 applies to the wholesale contract regardless of how you exit, so the signed disclosure comes first either way. With an assignment, the end buyer takes over your contract and closes directly with the owner. Only one deed is recorded, so the conveyance fee, $1 per $1,000 to the state plus the county's permissive rate, is paid once, typically by the seller. Your assignment fee will be visible to the owner, which fits the disclosure you already gave that you plan to assign for profit. A double close means you buy and resell, which requires funding for the first leg and a second conveyance fee on your resale, where you are the seller. Point-of-sale cities add another variable: rules differ by city, and one investor discussion notes that these ordinances do not always contemplate assignment closings, so ask the city housing department and your title agent how each structure will be handled. That answer can change your repair escrow and timeline more than the conveyance fee does.
Transfer tax: Ohio charges a real property conveyance fee of 1 mill ($1 per $1,000) statewide plus a county permissive fee of up to 3 mills, typically paid by the seller; Franklin County, for example, totals $3 per $1,000.
Local rules: Many Northeast Ohio suburbs, including Shaker Heights and Cleveland Heights, run point-of-sale inspection programs; Shaker Heights requires violations to be corrected or 150% of estimated repair costs escrowed with the city before transfer.
Compare your net both ways with the double close calculator. If you double close, transactional funding can cover the A-to-B purchase.
Compliance mistakes to avoid in Ohio
- Burying the disclosure inside the purchase contract; R.C. 5301.95 requires a separate, conspicuous document signed and dated by both parties before the contract.
- Getting the disclosure signed after the contract, which lets the owner cancel without penalty before close of escrow and pursue a private lawsuit.
- Treating the rule as a formality; failing to disclose is an unfair or deceptive act carrying Consumer Sales Practices Act remedies.
- Overlooking a suburb's point-of-sale inspection ordinance, which can require repairs or a city-held escrow before any transfer.
Recent changes to Ohio wholesaling law
SB 155 takes effect
Wholesaler disclosure requirement for 1-4 unit residential property in force (R.C. 5301.95).
SB 155 signed
Signed by Gov. DeWine after unanimous Senate passage (June 2025) and House approval (Nov 2025).
Real estate licensing in Ohio
Real estate licensing in Ohio is overseen by Ohio Department of Commerce, Division of Real Estate and Professional Licensing.
An Ohio salesperson license is reported to require 120 hours of prelicensing education (principles and practices, Ohio real estate law, appraisal and finance), a sponsoring broker, a background check and the state exam, with 20 hours of post-license education in the first year.
Running the numbers on a Ohio deal
Compliance is half the job; pricing is the other half. Use the wholesale MAO calculator to work backward from your end buyer's costs, estimate value with the ARV calculator, budget repairs with the rehab cost estimator, and sanity-check with the 70% rule. New to the math? Start with how to calculate MAO.
Most Ohio end buyers use a lender. Jaken Finance Group funds fix-and-flips up to 100% of total cost on qualified deals, typically in 7–10 business days on a complete file — see Ohio investor loans or our end-buyer financing guide.
Ohio wholesaling FAQ
Is wholesaling legal in Ohio?
Yes. Ohio does not require a special wholesaler license. Since March 2, 2026, however, R.C. 5301.95 (SB 155) requires a separate, signed written disclosure before any binding contract on 1-4 unit residential property. The general license law still bars marketing property or negotiating for others without a license.
Do you need a license to wholesale in Ohio?
No license is required specifically for wholesaling, and SB 155 did not create one. You still cannot broker real estate for others without a license. An Ohio salesperson license is reported to require 120 hours of prelicensing education, a sponsoring broker, a background check and passing the state exam.
What does Ohio's SB 155 wholesaler disclosure require?
It must be conspicuous, in writing and separate from the contract. It must state that the wholesaler does not represent the owner, intends to assign the contract for profit, and may be offering below market value. Both parties must sign and date it before the purchase contract is signed.
When did Ohio's wholesaling law take effect?
SB 155 was signed by Governor DeWine on December 1, 2025 and took effect March 2, 2026, according to the Ohio Senate's official page. Some secondary sources give March 1, 2026; rely on the legislature's date. The bill passed the Senate unanimously in June 2025 and the House in November 2025.
What can an Ohio homeowner do if the wholesaler skipped the disclosure?
The owner may cancel without penalty before close of escrow, with earnest money to be disbursed within 30 days. The owner also has a private cause of action against the wholesaler, and the failure counts as an unfair or deceptive act under the Consumer Sales Practices Act.
Does Ohio's wholesaling law give sellers a 3-day right to cancel?
Not according to the official descriptions. Some secondary sources mention a three-business-day window, but the sponsor and agency describe cancellation before close of escrow when the disclosure was not provided. Read the enacted text of R.C. 5301.95 before drafting your forms. The private cause of action and Consumer Sales Practices Act remedies also apply.
Who pays the conveyance fee in Ohio?
The seller typically pays. The state fee is 1 mill, or $1 per $1,000 of value, and counties may add a permissive fee of up to 3 mills. Franklin County, for example, totals $3 per $1,000. Check the county auditor's website for the current rate before you close.
Statutes, rules and sources
R.C. 5301.95; R.C. 4735.18, 4735.24
Am. Sub. S.B. 155 (136th General Assembly) - real estate wholesaling disclosure
Effective Mar 2, 2026Read the text
- Ohio Legislature - SB 155
- Ohio Dept. of Commerce - New law on predatory real estate offers
- Enacted SB 155 text
- Marshall Dennehey - New Ohio law targets wholesaling
- Ohio Department of Taxation - Real property conveyance fee summary
Last reviewed Nov 6, 2026. This page summarizes public sources for general information and isn't legal advice. Local rules may also apply — confirm with a licensed Ohio real estate attorney before you contract.