SB 135 Ohio Senate · 136th Legislature (2025-2026)

Regards real property foreclosures and estate sales

Summary

To amend sections 2127.38, 2329.01, 2329.151, 2329.152, 2329.153, 2329.17, 2329.18, 2329.19, 2329.20, 2329.211, 2329.26, 2329.27, 2329.312, 2329.52, and 5721.10 of the Revised Code relating to real property foreclosures and estate sales.

Bill status passed 3 of 5 stages cleared

Introduction

Mar 2025

Committee Review

Jun 2026

Senate Passage

Jun 2026

House Passage

Governor

Introduced Mar 5, 2025 Last action Jun 9, 2026

Maddy AI version diff · 1 comparison

What changed between versions

As Introduced → As Passed by the Senate · 7 edits · Jun 3, 2026

MODERATE

This bill updates Ohio laws governing real estate foreclosures and estate sales to modernize auction procedures and increase transparency. Key changes include allowing private selling officers to conduct online auctions, establishing a statewide public website for sheriff sales, and setting specific deposit amounts for buyers. The bill also clarifies how sale proceeds are distributed to ensure costs and debts are paid correctly.

Scope change

The bill expands the scope of judicial sales to explicitly include online auctions and integrates them with a new statewide digital system, while maintaining rules for physical auctions.

REQUIREMENT

Introduced the role of a 'private selling officer' - a dual-licensed auctioneer and real estate broker - who can conduct public auctions, particularly for online sales.

Mandated the creation of a single statewide official public sheriff sale website and an integrated auction management system for all county sales.

Established specific deposit requirements for buyers: $2,000 for properties under $10k, $5,000 for $10k-$200k, and $10,000 for properties over $200k.

Modified appraisal rules to require 'exterior-only' appraisals for residential properties conducted by licensed individuals rather than sheriff employees.

TIMELINE

Changed the minimum online auction duration from seven days to three days and reduced the required notice period for online sales from seven days to three days.

ENFORCEMENT

Allowed judgment creditors to cancel or postpone online sales with notice posted on the auction website, voiding all prior bids.

DEFINITION

Added new definitions for 'commercial property,' 'private selling officer,' 'residential mortgage loan,' and 'sale date' to clarify legal terms.

Floor votes · Senate Jun 4, 2026

How they voted

31–0

Passed

Total votes 31

Jun 4, 2026

D Democratic8

8 Yea

100% Yea

R Republican23

23 Yea

100% Yea

Vote distribution

All Yea All Nay Mixed No data

Full legislative history

Actions timeline

Total actions

Key actions

Committee

Amendments

Jun 9, 2026

Committee

Referred to committee

lower

Jun 8, 2026

Introduced

lower

Jun 4, 2026

Senate · Passed

Senate Vote: pass (31-0)

senate

Jun 3, 2026

Upper · Passed

Passed

upper

May 20, 2026

Introduced

Reported - Amended

upper

Mar 19, 2025

Committee

Referred to committee

upper

Mar 5, 2025

Introduced

upper

1 primary · 0 co-sponsors