Ohio has enacted Senate Bill 155, a landmark measure regulating real estate wholesaling, with strong bipartisan support and broad backing from industry and consumer groups. The law introduces mandatory disclosures, enforcement mechanisms, and new protections for property owners, reshaping how wholesalers operate in the state.

📜 Key Legislative Milestones

• Senate Bill 155 (SB 155) passed unanimously in both the Ohio Senate (June 2025) and House (October 2025).
• Sponsored by Senators Andy Brenner (R-Delaware) and Katherine Ingram (D-Cincinnati), with critical support from Representatives Marilyn John and Josh Williams.
• The bill has been signed by Governor DeWine and will take effect 90 days after.

🏠 Core Provisions of the Law

• Mandatory Disclosure Requirement: Wholesalers must provide a written disclosure to property owners before entering into a contract. This disclosure must:
• Identify the party as a wholesaler.
• Clarify that the wholesaler does not represent the homeowner.
• Advise the homeowner to seek legal or real estate professional guidance.
• Explain that contracts may be assigned to third parties for profit.
• Warn that the offer may be below market value.
• Homeowner Protections:
• If the disclosure is not signed, the homeowner can cancel the contract at any time before closing.
• Failure to comply constitutes an unfair or deceptive practice under the Consumer Sales Practices Act, enforceable by the Ohio Attorney General.

⚖️ Enforcement & Accountability

• The Ohio Attorney General’s Office will oversee compliance.
• Violations expose wholesalers to consumer protection penalties, ensuring accountability in transactions.

🤝 Coalition Support

The bill gained momentum through collaboration among diverse stakeholders, including:

• Ohio Real Estate Investors Association (leading advocacy role)
• Ohio REALTORS® (leading advocacy role)
• Ohio Land Title Association
• AARP, Zillow, Sluss Realty, Ohio Recorders’ Association, Ohio Mortgage Bankers Association, County Treasurers Association, and others.

This broad coalition underscores the shared concern about predatory practices and the need for transparency.

🔑 Implications for Investors

• Operational Change: Wholesalers must integrate disclosure protocols into their workflow.
• Risk Management: Noncompliance now carries legal and financial consequences.
• Market Impact: Increased transparency may reduce exploitative deals but also elevate professionalism and credibility in wholesaling.
• Advocacy Role: Investor associations and allied groups helped shape the bill, ensuring investor voices were part of the legislative process.

📌 Strategic Takeaway

This legislation represents a turning point for Ohio’s real estate market. By mandating disclosures and empowering homeowners, it balances investor opportunity with consumer protection. For wholesalers and investors, the path forward requires compliance, education, and transparent practices to sustain credibility and growth in a newly regulated environment.

Sources: Ohio REALTORS – Ohio Passes Landmark Bill Regulating Real Estate Wholesaling

This summary and title suggestions were generated using AI Copilot and reviewed and edited by Kimberly Weiss, Executive Director at Greater Dayton REIA