Plain-English breakdown of Ohio's new wholesaling disclosure law. What changed, who it affects, and what happens if you don't comply.
Wholesalers must provide a signed disclosure form before any binding contract with a seller.
Sellers must be told the offer price may be below fair market value and they should seek legal advice.
Non-compliant contracts can be canceled anytime before closing. Violations trigger the Consumer Sales Practices Act.
Ohio Senate Bill 155 created Ohio Revised Code §5301.95 — the state's first law specifically regulating real estate wholesaling. It passed unanimously in both chambers and was signed into law with an effective date of March 2, 2026.
The law was introduced by Senators Andy Brenner (R-Delaware) and Catherine Ingram (D-Cincinnati) in response to reports of predatory wholesaling practices, particularly targeting elderly homeowners.
In short: if you wholesale residential property in Ohio, you now need a signed disclosure form before you put anyone under contract.
The law applies to anyone who meets the definition of a wholesaler under the statute:
The covered property type is residential real property with 1-4 dwelling units.
If you're assigning contracts on residential property in Ohio for profit — this law applies to you. Period. Whether you call yourself an investor, a bird-dog, or a wholesaler.
Need the actual disclosure form? The $5 Compliance Kit includes ready-to-use templates for OH, TX, OK, AZ + compliance guides for all 8 states.
Before entering into any binding contract, the wholesaler must provide the seller with a separate, signed disclosure form that includes:
The disclosure must be in bold, 12-point font minimum. It must be a separate document from the purchase contract — not buried in fine print.
This isn't a suggestion. The penalties are built into Ohio's existing consumer protection framework:
| Consequence | Details |
|---|---|
| Contract cancellation | Seller can void the contract at any time before closing — no penalty |
| Earnest money refund | Must be returned within 30 days of cancellation |
| Consumer Sales Practices Act | Violations count as unfair/deceptive trade practices under Ohio law |
| Private lawsuits | Sellers gain legal remedies and can pursue damages |
| AG enforcement | Ohio Attorney General can investigate and take enforcement action |
Operating without the disclosure doesn't just risk losing the deal — it exposes you to legal liability under Ohio's consumer protection laws. One unhappy seller + one complaint to the AG = a very bad day.
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No. SB 155 only covers residential real property with 1-4 dwelling units. Commercial, industrial, and 5+ unit multifamily are not covered.
If you have no intent to assign or novate the contract, you're not wholesaling under this statute. But if you "might" assign — play it safe and disclose.
SB 155 does not require a license. It requires a disclosure. However, other Ohio laws around brokering may apply depending on your specific activities. Consult an attorney.
You still need to provide the disclosure. The requirement exists regardless of whether the seller has representation.
Yes, as long as it contains all five required elements. The statute doesn't prescribe a specific state-issued form — it prescribes what the form must say.
March 2, 2026. Any wholesale contract entered into on or after this date must include the required disclosure.
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Disclaimer: This page provides general information about Ohio SB 155 for educational purposes. It is not legal advice. Consult a licensed attorney for advice specific to your situation. Laws and regulations may change — verify current requirements with the Ohio Department of Commerce.