Ohio landlords facing late-paying or uncooperative tenants often feel caught between frustration and uncertainty. A complete understanding of the Ohio eviction process and laws can change that entirely. This 2025 guide breaks down each stage (from legal notices to court filings and landlord-tenant laws) so landlords can act with confidence.
How Ohio Law Defines Eviction
Eviction in Ohio is a legal procedure that allows landlords to regain possession of their rental property when tenants fail to meet lease terms, pay rent, or comply with state law. Each step must follow strict court-approved protocols to remain valid.
Ohio’s eviction statutes appear in Chapter 1923 of the Ohio Revised Code, which outlines notice requirements, filing procedures, and court actions related to removing a tenant.
Eviction With Cause
In Ohio, “cause” refers to a legally valid reason for ending a tenant’s right to occupy a rental property. These reasons must align with Ohio’s landlord-tenant statutes to hold up in court.
Ohio landlords can evict tenants with cause when specific violations occur, such as failing to pay rent, damaging the property, or violating lease terms, such as unauthorized subletting or illegal activity. In cities like Columbus or Cleveland, local housing codes may add extra tenant protections, but the underlying state rules remain the same.
For both landlords and tenants, just cause keeps the eviction process fair and transparent. Landlords should always document every issue thoroughly (collecting dated photos, written notices, rent ledgers, etc.) to defend their actions if a dispute escalates to court. Strong documentation often determines how quickly and cleanly a case resolves.
Applicable law: Ohio Rev. Code § 1923.02
No-Fault Evictions
Ohio landlords can end a fixed-term lease without cause by allowing it to expire naturally at the agreed-upon end date. The landlord doesn’t need to justify nonrenewal, as long as they follow the lease’s notice provisions and avoid discriminatory or retaliatory motives. Once the lease ends, the tenant must move out unless a renewal agreement is signed.
For tenants renting on a month-to-month basis, either party can terminate the agreement without cause by giving at least 30 days’ written notice before the next rental period begins. Some cities, like Cincinnati and Cleveland, may require extended notice or add local renter protections, so landlords should verify local ordinances before acting.
Applicable law: Ohio Rev. Code § 5321.17(B)
Grounds for Eviction in Ohio
Landlords in Ohio may evict tenants for several legally recognized reasons, which include:
Non-Payment of Rent
In Ohio, rent is due on the date stated in the lease, and state law provides no built-in grace period. When rent becomes overdue, the landlord will serve a 3-Day Notice to Leave the Premises, demanding payment of the full amount owed or surrender of the unit. The notice must include Ohio’s exact statutory warning language and give the tenant at least 3 days to comply before an eviction can be filed.
Landlords often hand-deliver the notice or post it at the property to document proper service. If the tenant still fails to pay after the deadline, the landlord will proceed by filing a Forcible Entry and Detainer action in the appropriate municipal or county court.
Applicable law: Ohio Rev. Code § 1923.04(A)
Lease Violations
A rental agreement defines each party’s duties under Ohio law. When tenants violate those terms (whether by causing damage, ignoring rules, or disturbing neighbors), the landlord will have legal grounds to begin eviction proceedings. State law requires landlords to issue a written notice to the tenant, giving them 30 days to correct the violation before proceeding, unless the issue involves serious or repeated misconduct.
Common examples of lease violations include:
- Turning a Cincinnati duplex basement into an unpermitted home gym and disturbing neighbors at 2 a.m. with loud music
- Keeping three large dogs in a Columbus apartment despite a “no pets” clause and multiple written warnings
- Painting every wall of a Cleveland rental dark red and refusing to restore the original color before moving out
A lease agreement protects both landlords and tenants by setting clear rules and expectations from the start. Understanding and following those terms prevents unnecessary disputes and costly legal battles.
Applicable law: Ohio Rev. Code § 5321.05(A)
Illegal Use of the Premises
Under Ohio law, landlords can evict tenants who use their rental property for illegal activity. Whether a tenant operates a meth lab in a Toledo basement, sells stolen car parts from a Cleveland driveway, or hides illegal firearms in a Cincinnati storage shed, the landlord will have legal grounds to terminate the tenancy and file for eviction.
Illegal conduct violates both the lease and state housing laws, and in drug-related cases, landlords can serve a 3-day termination notice without offering a chance to fix the violation. Quick action and detailed documentation, including police reports or photographs, will help landlords protect their property and community from further risk.
Applicable law: Ohio Rev. Code § 5321.05(A)(9)
Tenant Actions that Threaten Health or Safety
Ohio law requires tenants to keep their rental units clean, sanitary, and safe. When renters ignore those duties and create fire hazards, health risks, or unsanitary conditions, landlords will have legal grounds to act under the state’s tenant responsibility statutes. Before filing for eviction, landlords must give a 30-day written notice giving the tenant a chance to correct the issue..
Common examples of health and safety violations in Ohio include:
- Allowing black mold to spread through a basement laundry room in Akron
- Keeping piles of greasy auto parts in the living room of a Youngstown duplex
- Letting pet waste and trash accumulate on a Columbus balcony, attracting rodents and insects
Landlords should thoroughly document each issue with dated photos, inspection reports, and written warnings before serving a formal notice to cure or vacate. For more details, see Ohio’s warranty of habitability laws.
Applicable law: Ohio Rev. Code § 5321.05(A); Ohio Rev. Code § 5321.04
Destruction or Neglect of the Rental Unit
Ohio tenants must maintain their rentals and avoid causing damage beyond normal wear and tear. When renters neglect maintenance, damage fixtures, or intentionally destroy parts of the property, landlords will have legal grounds to recover costs and, if necessary, pursue eviction. State law treats severe damage as a lease violation that can justify removal.
To prove property damage in court, landlords should gather dated photos, inspection reports, repair estimates, and written correspondence with the tenant. For instance, detailed evidence of broken doors in a Cleveland apartment or extensive carpet stains in a Dayton townhouse will help demonstrate the extent of the damage and support the landlord’s claim for repossession.
Applicable law: Ohio Rev. Code § 5321.05(A)(6); Ohio Rev. Code § 5321.05(C)(1)
Tenant is in a Month-to-Month Rental Contract
Ohio landlords can end a month-to-month rental agreement at any time without giving a specific reason. To do so legally, they will deliver a 30-day written Notice to Vacate before the periodic rental date. The notice should clearly list the move-out date and reference the terms of the month-to-month agreement.
If the tenant does not leave by the deadline, the landlord can file an eviction complaint in the proper municipal or county court. In larger cities such as Cleveland and Columbus, landlords should confirm whether local ordinances require additional notice or timing before moving forward.
Applicable law: Ohio Rev. Code § 5321.17(B)
Step-by-Step Eviction Process in Ohio
Ohio’s eviction process starts with a short notice period and then moves quickly through the courts. Landlords serve a 3-day Notice to Leave, file an eviction case, attend a hearing, and, if they win, schedule the move-out with the court.
Here are the steps landlords must take:
1. Deliver Notice to the Tenant
Before filing anything in court, Ohio landlords must serve the correct notice. The reason for eviction determines which form applies. Curable issues (such as clutter, unauthorized pets, or noise complaints) require a written warning and a 30-day opportunity to fix the problem before the eviction process can proceed.
Some conduct cannot be undone, however. Illegal drug activity or other serious criminal behavior allows landlords to skip the cure period and issue a 3-day termination notice under Ohio law. Notices must be served properly, either by certified mail (return receipt), personal delivery, or by leaving the document at the tenant’s usual residence or rental unit.
Note: Although state law requires only “3 days,” many courts treat this as 3 business days to avoid weekend-counting disputes.
Notice Forms & Timelines
- 3-Day Notice to Leave the Premises: Used for nonpayment of rent, holdover after lease expiration, or non-curable conduct such as illegal drug activity. Must include the exact statutory warning: “You are being asked to leave the premises…”
- 30-Day Notice to Remedy (or Quit): Required when the tenant violates health or safety obligations under R.C. 5321.05. The tenant gets 30 days to correct the issue before you issue the 3-Day Notice.
- 7-Day Termination Notice: For week-to-week tenancies ended without cause under R.C. 5321.17(A).
- 30-Day Termination Notice: For month-to-month tenancies ended without cause under R.C. 5321.17(B).
- Service requirements: Deliver by certified mail, hand delivery, or leave it at the premises. Keep dated proof of service and a copy of the full notice text.
Applicable law: R.C. 1923.04, R.C. 5321.11, R.C. 5321.17
2. File an Eviction Lawsuit Against the Tenant
Once the notice period expires or the tenant fails to fix a curable violation, the landlord will take the next step by filing a Forcible Entry and Detainer (FED) complaint. This filing must occur in the Municipal or County Court located in the same county as the rental property. Each court has its own forms and procedures, so landlords must carefully follow local filing requirements.
After submitting the complaint, the landlord will pay a filing fee, typically between $120 and $150. The clerk will review the paperwork, enter the case into the court docket, and set a hearing date, usually within 7 to 14 days.
Applicable law: R.C. 1923.05, R.C. 1923.06
3. Serve Court Summons Paperwork to the Tenant
After the landlord files the eviction, the clerk will prepare the official summons and complaint. The clerk will mail a copy of both documents by ordinary mail to the tenant’s address listed on the complaint. If the landlord requests, the court will also arrange service by certified mail, by the county sheriff, by a municipal court bailiff, or by a qualified adult process server approved through court order. Whoever completes service should return a certificate of service to the clerk within 5 days.
The summons and complaint must reach the tenant at least 7 days before the hearing. Delivery may occur by certified mail, personal handoff, or by leaving the papers with someone of suitable age and discretion at the tenant’s usual residence. The clerk’s ordinary-mail copy also counts as valid service unless the envelope is returned as undeliverable. Tenants in Ohio are not required to file a written answer; instead, they simply need to appear in court on the hearing date.
Applicable law: R.C. 1923.06, R.C. 1923.08
4. Attend the Eviction Hearing
When the hearing date arrives, both the landlord and the tenant will appear before a municipal or county court judge, often in a small civil courtroom. Each side will present its case. The landlord will explain why possession should return to them, and the tenant will defend their right to remain. The judge will allow both parties to make statements, question witnesses, and clarify any facts related to rent payments, lease violations, or property conditions.
The court will expect the landlord to bring a signed lease agreement, rent ledger, copy of the notice, proof of service, and any photos or written communications supporting the claim. Witnesses will be sworn in, and their testimony will be recorded on the court’s official docket. After both sides speak, the judge will take a brief pause to review the evidence and ask any final questions before moving toward a decision.
Applicable law: R.C. 1923.08, R.C. 1923.09
5. Court Reaches a Ruling
After reviewing testimony, exhibits, and witness statements, the judge will decide whether the landlord met all legal requirements under Ohio’s eviction statutes. In most counties, this decision will come immediately after the hearing or within a few business days, depending on the court’s workload. The ruling will appear in the public record, and both parties will receive written notice from the clerk’s office.
If the judge rules in favor of the tenant, the eviction will be dismissed and the tenant will remain in possession. If the judge rules in favor of the landlord, the court will issue a Judgment for Possession, allowing the landlord to request a Writ of Restitution for physical possession of the property. A tenant who disagrees with the outcome will have 30 days to appeal, but they must post a bond to pause enforcement while the appellate court reviews the case.
Applicable law: R.C. 1923.09, R.C. 1923.14
6. Judge Issues a Writ of Restitution
A Writ of Restitution will direct the county sheriff, constable, or municipal court bailiff to restore possession of the property to the landlord. This writ marks the final step before physical removal, giving the tenant one last chance to move out voluntarily before law enforcement arrives.
Once the landlord requests the writ, the clerk will issue and forward it to the appropriate enforcement officer. Under state law, the officer must execute the writ within 10 days of receiving it. Many Ohio courts (including Franklin County) provide about 5 days’ advance notice before posting the set-out date on the door.
Applicable law: R.C. 1923.13, R.C. 1923.14
7. Law Enforcement Executes the Writ of Restitution
If the final deadline passes and the tenant still has not vacated, law enforcement will step in to complete the eviction. In Ohio, the county sheriff, constable, or municipal court bailiff will enforce the Writ of Restitution by supervising the physical removal of the tenant and their belongings. The officer will notify the tenant of the scheduled set-out, arrive at the property on the appointed date, and oversee the landlord’s complete repossession of the unit.
Ohio law does not include a statewide rule for handling property left behind after an eviction. Some counties, such as Franklin and Cuyahoga, have local court rules requiring landlords to move items to the curb or a designated storage area during the set-out. Outside those jurisdictions, landlords may choose how to dispose of or store abandoned belongings, though keeping written documentation of the process is strongly recommended.
Applicable law: R.C. 1923.14, R.C. 1923.15
Tenant Defense Against Eviction in Ohio
An eviction can shadow a tenant for years by lowering credit scores, blocking future rentals, and showing up in background checks long after they’ve moved out. But tenants aren’t powerless. Ohio law gives renters clear rights and several ways to defend themselves before losing their housing.
Tenants facing eviction will strengthen their position by keeping payment records, documenting repair problems, and proving that they responded to notices on time. Written communication, partial payments, or payment plans can sometimes stop an eviction before it reaches court. Staying calm, organized, and factual will help tenants argue their case effectively.
If the process becomes overwhelming, tenants should contact Ohio Legal Help. This statewide organization offers free or low-cost assistance, including attorney referrals, guidance on court forms, and step-by-step explanations of eviction procedures in every Ohio county.
Timelines to Expect
In Ohio, an eviction can be completed in 5 to 8 weeks but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the Ohio eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
| Initial Notice Period | 3-30 Calendar Days |
| Court Issuing Summons | 3-7 Business Days |
| Court Serving Summons | 1-3 Business Days |
| Tenant Response Period | 28 Calendar Days |
| Court Hearing and Ruling | 7-30 Business Days |
| Court Serving Writ of Possession | 1-3 Business Days |
| Final Notice Period | Up to 10 Calendar Days |
Flowchart of the Ohio Eviction Process
Typical Court Fees
The cost of an eviction in Ohio for all filing, court, and service fees can vary heavily based on the county. For cases filed in Municipal Court, the average cost is $195. Cases can also be filed in Common Pleas Court and County Court and the average cost is $341.
| Fee | Municipal | Common Pleas/County |
| Initial Court Filing | $123+ | $250+ |
| Summons Service | $6+ | $25+ |
| Writ of Execution Service | $6+ | $6+ |
| Writ of Execution | ~$60+ | ~$60+ |
| Notice of Appeal Filing (Optional) | $100 | $90 |
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