Eviction Law in Ohio
Does it feel like you’re stuck with a tenant who refuses to follow the rules?
When rent goes unpaid or lease terms are ignored, the consequences fall squarely on the shoulders of the landlord. Ohio law offers a process for eviction, but that process must be followed precisely.
The good news is that eviction doesn’t have to be overwhelming. With the right information and a clear plan, you can protect your property and take the necessary legal steps to reclaim control.
This guide will walk you through the basics of Ohio eviction law. When you’re ready, we can connect you with a local attorney who understands how to handle your case from start to finish.
What Is an Eviction?
An eviction happens when a landlord legally forces a tenant to leave the property—usually after serious issues like missed rent or broken lease terms. But while the reasons may be straightforward, the process rarely is.
In Ohio, eviction law can be strict and procedural, often leaning in favor of the tenant. That means even when you have a valid reason, the burden is on you to follow every legal step correctly.
It’s also worth noting that not every eviction notice ends with someone moving out. Sometimes, the threat of legal action is enough to push a tenant to get back on track. A notice may prompt payment of back rent or a return to compliance with the lease.
When Can Landlords Send a Termination Notice?
The Tenant Doesn’t Pay Rent
If a tenant in Ohio routinely pays rent late—or stops paying altogether—you have a legitimate reason to begin the eviction process. Occasional delays might not warrant immediate action, especially if your lease allows for a brief grace period. But when late payments become the norm, that leniency no longer applies.
Under Ohio law, landlords are required to give tenants a three-day notice to pay or leave the premises. This short window offers tenants one last chance to catch up before court involvement begins. If they still fail to pay within that period, you can proceed with filing an eviction.
Make sure you keep a clear record of all late rent notices, communications, and missed payments. Courts tend to favor evidence over anecdotes, and your ability to show a consistent pattern of nonpayment can significantly strengthen your case.
The Tenant Violates the Terms or Conditions of the Lease Agreement
When a tenant breaches the terms of their lease—whether it’s unauthorized occupants, keeping prohibited pets, or running a business from the unit—you may have grounds to evict. The lease acts as a binding contract, and any material violation could justify serving a formal eviction notice.
It’s also important to remember that the lease holds you, the landlord, to certain standards as well. In Ohio, landlords are required to maintain safe living conditions, provide necessary repairs, and follow the obligations listed in the rental agreement. If you’re enforcing the rules on your end, you have every right to expect the same from your tenant.
The Tenant Damages the Property
Some wear and tear is normal in any rental—scuffed paint or a loose drawer isn’t cause for alarm. But when tenants go beyond minor damage and cause serious harm to the property, that’s another story. Punching holes in walls, smashing windows, or ripping out fixtures could give you solid legal grounds to begin the eviction process.
On the other hand, not all damage is equal. If a tenant breaks something accidentally and makes appropriate repairs, or takes care of minor fixes themselves, that doesn’t necessarily justify eviction. The key is intent and severity. Keep thorough records and photos to show the difference if your case ends up in court.
The Tenant Uses the Property for Illegal Purposes
Using your rental property for illegal purposes—whether it’s drug sales, weapons storage, or other criminal activity—gives you immediate cause to act. These situations not only violate lease terms but can put neighbors and the community at risk. If you suspect criminal conduct, notify law enforcement and begin the eviction process without delay.
To strengthen your case, collect as much evidence as possible. Police reports, witness statements, and written complaints all help establish that the tenant was engaging in illegal behavior. Courts in Ohio require proof, not just suspicion, so make sure you’re prepared before taking legal action.
How to Evict a Tenant in Ohio
Step 1. Check Your Local Laws
Eviction laws in Ohio follow state-specific rules, and in some cases, local ordinances may add extra steps or protections for tenants. That’s why it’s critical to understand the regulations in your area before moving forward with a notice. Acting without legal grounds—or skipping a required step—can stall your case or get it dismissed entirely. Working with a qualified Ohio eviction attorney helps ensure you’re on solid legal footing from the start.
Under the Ohio Revised Statutes, landlords have the right to evict tenants for specific, legally recognized reasons. These include—but are not limited to—the following situations:
- Violating the terms or responsibilities outlined in the lease
- Breaking the rules in a manufactured home park agreement
- Refusing to vacate after receiving proper eviction notice
- Knowingly engaging in or allowing illegal conduct on the property
Step 2. Give a Formal Notice of Eviction
If your tenant continues to ignore lease terms despite repeated discussions, it may be time to escalate with a formal eviction notice. This written document acts as a final warning, clearly stating how the tenant is in violation and what action they must take to avoid being removed from the property. Common reasons include nonpayment of rent, unauthorized occupants, or repeated disturbances.
Your notice should outline exactly what the tenant owes, when payment or compliance is due, and what happens if they fail to respond. In Ohio, landlords typically issue a 3-day notice for nonpayment of rent. If you’re unsure how to draft one, legal templates are available, but an attorney can ensure your notice is enforceable and legally sound.
Even if the tenant pays after receiving your notice, Ohio law gives you the option to move forward with eviction. However, if you allow the tenant to stay, a new 3-day notice is required for any future violations. Prior delays in collecting rent cannot be used to shorten the process or carry over into future disputes.
Step 3. File the Eviction with the Court
Once your eviction notice has been served, the next step is to file your case with the court. Timing matters—this needs to happen quickly after the deadline in your notice expires. In Ohio, eviction cases are typically handled in the municipal or county courts, depending on where the rental property is located.
According to the Ohio State Bar Association, these courts fall under the state’s trial court system, which handles the bulk of landlord-tenant disputes. Once filed, the court will schedule a hearing and issue a summons to notify the tenant.
Step 4. Contact an Experienced Ohio Eviction Attorney and Prepare for the Hearing
A qualified eviction attorney can make the difference between a smooth process and a costly delay. Once you’ve secured legal help, you’ll need to gather key documents that support your position. Bring everything that shows you followed the law and gave your tenant fair notice. Essential items include:
- A copy of the signed lease agreement
- Rent payment history and any outstanding balances
- Notices sent to the tenant regarding late rent or violations
- Copies of bounced checks (if any)
- Written communications between you and the tenant
- A dated copy of the eviction notice and proof of delivery
Step 5. Evict the Tenant
Once the court rules in your favor, the tenant is legally obligated to vacate the property. In Ohio, they’re typically given a short window—often 5 to 7 days—to move out. If they refuse to leave by the deadline, you can contact the local sheriff’s office or another authorized law enforcement agency to carry out the eviction.
You are not allowed to remove the tenant yourself or change the locks without a court order. Let law enforcement handle the physical removal to ensure compliance with Ohio law.
Step 6. Collect Past-Due Rent Payments
Winning the eviction case doesn’t automatically mean you’ll recover unpaid rent. If your tenant still owes money, you may need to pursue further action to collect it. Several legal avenues are available, including:
- Hiring a licensed debt collection agency
- Requesting wage garnishment through the court
- Filing for garnishment of state or federal tax refunds
- Bringing a separate claim in small claims court for the amount owed
Work with an Experienced Eviction Attorney in Ohio
Don’t be surprised if the tenant claims you skipped a step or mishandled the notice. In Ohio, even minor missteps in the eviction process can delay your case or send you back to square one. Working with an experienced Ohio eviction attorney can help you avoid those pitfalls and put you in the strongest possible position at your court hearing.
The tenant will likely try to argue that you did not follow proper procedures for providing an eviction notice. Having a qualified Ohio attorney on your side can take the pressure off your back, and help ensure a victory in court. We can even help you connect with an attorney across Ohio state lines.
Submit a request online or call us today at (866) 345-6784 to get in touch with an experienced lawyer in your area!
About the Author
Aaron is a professional legal writer with a B.S. in English Education from Southern Illinois University – Carbondale. He has written, published, and edited thousands of legal articles for RequestLegalHelp, which has connected over 5 million people to legal help in the United States.
With over five years of experience writing thousands of legal articles for law firms across the U.S. and Canada, Aaron specializes in covering federal, state, and city-level legal issues ranging from auto accidents to wrongful terminations.
Are you curious to learn about other areas of Ohio law? We can help.
