Ohio Eviction Laws
Ohio rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: 3-day written notice to leave the premises before filing an eviction (forcible entry and detainer) action. The residential notice must conspicuously state: "You are being asked to leave the premises. Ohio Rev. Code § 1923.04
The rules in Ohio
| Notice for unpaid rent | 3-day written notice to leave the premises before filing an eviction (forcible entry and detainer) action. The residential notice must conspicuously state: "You are being asked to leave the premises. If you do not leave, an eviction action may be initiated against you. If you are in doubt regarding your legal rights and obligations as a tenant, it is recommended that you seek legal assistance." Served by certified mail (return receipt), personal delivery, or leaving it at the tenant's residence or the premises. The statute does not give the tenant a right to cure by paying. Current version effective Oct. 18, 2007. Quoted statement verified verbatim against the statute page. Source: Ohio Rev. Code § 1923.04 |
|---|---|
| Notice for lease violations | For a tenant's failure to meet obligations under § 5321.05 that materially affects health and safety, the landlord may give written notice specifying the problem and a termination date at least 30 days after receipt; if not remedied, the rental agreement ends. The 3-day notice to leave (§ 1923.04) is then required before filing. For certain drug-related criminal activity, the tenancy must be terminated on 3 days' notice (§ 5321.17(C), § 5321.04(A)(9)). Source: Ohio Rev. Code § 5321.11 |
| Lockouts & utility shutoffs | Landlord may not recover possession by cutting off utilities or services, excluding the tenant (lockout), or threatening unlawful acts, and may not seize the tenant's belongings to collect rent without a court order. Landlord is liable for all damages plus reasonable attorney's fees. Applies to current tenants and former tenants whose right to possession has ended. Source: Ohio Rev. Code § 5321.15 |
How an eviction case works in Ohio
Eviction cases are heard in: Municipal court or county court (forcible entry and detainer); courts of common pleas also have jurisdiction.
- Serve 3-day notice to leave the premises (§ 1923.04), after any required 30-day lease-violation or termination notice
- File forcible entry and detainer complaint in municipal or county court (§ 1923.01)
- Clerk serves summons by ordinary mail plus personal service/posting or certified mail at least 7 days before trial (§ 1923.06)
- Hearing no sooner than the 7th day after service is complete; judgment for restitution of premises
- Writ of execution issued; officer must execute within 10 days of receiving it (§ 1923.14)
- Removal by sheriff, police officer, constable or bailiff
Landlords: how to evict a tenant in Ohio — steps, costs, timeline and forms.
Eviction court and fees by county
- Franklin County (Columbus)
- Cuyahoga County (Cleveland)
- Hamilton County (Cincinnati)
- Montgomery County (Dayton)
- Summit County (Akron)
- Lucas County (Toledo)
- Stark County (Canton, Massillon, Alliance)
- Butler County (Hamilton, Middletown, Fairfield)
- Lorain County (Elyria, Lorain)
- Mahoning County (Youngstown)
- Trumbull County
- Lake County
- Clermont County
- Greene County
- Portage County
- Wood County
- Warren County
- Licking County (Newark)
- Delaware County
- Clark County
- Richland County
- Fairfield County
Free calculators
- Notice Deadline Calculator — Enter the date a notice was delivered and see the date it runs out under your state's law.
Templates
Related questions
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
Ohio vs. neighboring states
| State | Notice for unpaid rent | Notice for lease violations | Lockouts & utility shutoffs |
|---|---|---|---|
| Ohio | 3-day written notice to leave the premises before filing an eviction (forcible entry and detainer) action. The residential notice must conspicuously state: "You are being asked to leave the premises. If you do not leave, an eviction action may be initiated against you. If you are in doubt regarding your legal rights and obligations as a tenant, it is recommended that you seek legal assistance." Ohio Rev. Code § 1923.04 | For a tenant's failure to meet obligations under § 5321.05 that materially affects health and safety, the landlord may give written notice specifying the problem and a termination date at least 30 days after receipt; if not remedied, the rental agreement ends. The 3-day notice to leave (§ 1923.04) is then required before filing. Ohio Rev. Code § 5321.11 | Landlord may not recover possession by cutting off utilities or services, excluding the tenant (lockout), or threatening unlawful acts, and may not seize the tenant's belongings to collect rent without a court order. Landlord is liable for all damages plus reasonable attorney's fees. Ohio Rev. Code § 5321.15 |
| Indiana | Not less than 10 days' notice to pay or vacate, unless the parties agreed otherwise or the tenant pays in full within the notice period. IC 32-31-1-6, 32-31-1-7 | No statute — Indiana law sets no notice period for ending a tenancy over a lease violation other than unpaid rent; the lease terms govern. No notice is needed at all when a fixed-term lease ends on its stated date, a tenant at will commits waste, or the tenant is a tenant at sufferance (IC 32-31-1-8). IC 32-31-1-1 to 32-31-1-22 (chapter checked); IC 32-31-1-8; IC 32-31-7-7 | Except by court order, landlord may not change locks, remove doors/windows/fixtures/appliances, or interrupt or shut off electricity, gas, water or other essential services (emergencies, good-faith repairs and necessary construction excepted), and may not seize or withhold tenant property to enforce rent. Tenant may petition for an emergency possessory order; the court must hold a hearing within 3 business days and may order possession restored, plus damages at a later hearing. IC 32-31-5-5, 32-31-5-6; IC 32-31-6-3, 32-31-6-5, 32-31-6-6, 32-31-6-9 |
| Kentucky | URLTA areas: 7 days' written notice to pay or the lease terminates. Non-URLTA areas: no statutory pre-filing notice period for nonpayment was found; terms are governed by the lease. KRS 383.660(2) | URLTA areas: written notice specifying the breach; lease terminates on a date at least 14 days after receipt if not remedied (statute says 'remedied in fifteen (15) days'). A repeat within 6 months allows termination on 14 days' notice without cure. Non-URLTA areas: no statute. KRS 383.660(1) | URLTA areas: if the landlord unlawfully removes or excludes the tenant or willfully interrupts heat, water, hot water, electric, gas or other essential service, the tenant may recover possession or terminate and recover up to 3 months' rent plus reasonable attorney fees. Statewide: a landlord's entry on the possession of a tenant at will or by sufferance is a forcible entry, remediable through a forcible entry and detainer action in District Court. KRS 383.655; KRS 383.200(2)(b), 383.210 |
| Michigan | 7 days: written demand for possession (or written notice to quit) for nonpayment of rent before filing MCL 600.5714(1)(a); MCL 554.134(2); MCL 600.5716; MCL 600.5718 | No single statutory period. If the lease allows termination for the violation, the lease's notice term controls; for a month-to-month or no-written-lease tenancy, a notice to quit of one rental period (generally 1 month) is used. Shorter statutory periods apply to certain conduct: 24 hours (drug activity with lease clause and police report), 7 days (serious continuing health hazard or extensive continuing physical damage; violence/threats with police notified). MCL 600.5714(1)(b)-(e); MCL 554.134(1),(4) | Self-help eviction is prohibited. Landlord may not use force or threats, remove/retain/destroy the tenant's property, change locks without immediately providing keys, board up, remove doors/windows/locks, interrupt essential services (heat, running water, hot water, electric, gas) amounting to constructive eviction, or introduce noise/odor/nuisance. Tenant may recover actual damages or $200, whichever is greater, for each occurrence, plus possession; unlawful forcible ejection allows 3 times actual damages or $200, whichever is greater. MCL 600.2918(1)-(2) |
| Pennsylvania | 10-day written notice to quit. Act § 501(b) (68 P.S. § 250.501(b)) | Lease of 1 year or less or indeterminate term: 15 days' notice to quit. Lease of more than 1 year: 30 days. Illegal-drug grounds under § 505-A: 10 days. Act §§ 501(b), 501(d), 505-A (68 P.S. §§ 250.501, 250.505-A) | Self-help eviction is prohibited: a landlord may not change locks or shut off utilities to evict; the landlord must use the court process. PA AG Consumer Guide (Part V.C); Landlord and Tenant Act Art. V |
| West Virginia | No pre-filing notice required by statute. Landlord may file a verified petition for summary relief for rent arrears directly in magistrate or circuit court. W. Va. Code § 55-3A-1(a) | No pre-filing notice required by statute for summary relief based on breach of a warranty or leasehold covenant, or on deliberate/negligent damage to the property. W. Va. Code § 55-3A-1(a) | Not verified yet |
City rules that may add to state law
More Ohio rental law
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- Landlord Entry Rules in Ohio
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- Ohio Rent Increase & Late Fee Laws
- Breaking a Lease in Ohio
- Squatters' Rights in Ohio
- Ohio Rental Fee Rules
- Ohio Section 8, Records & Right to Counsel
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- Ohio Landlord Selling the House
- Ohio Lockouts, Utility Shutoffs & Retaliation
- Ohio Subletting, Lease Endings & Tenant Death
- All Ohio landlord-tenant rules
- Free legal help in Ohio
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Ohio Eviction Laws FAQ
How much notice does a landlord have to give before evicting for unpaid rent in Ohio?
3-day written notice to leave the premises before filing an eviction (forcible entry and detainer) action. The residential notice must conspicuously state: "You are being asked to leave the premises. If you do not leave, an eviction action may be initiated against you. If you are in doubt regarding your legal rights and obligations as a tenant, it is recommended that you seek legal assistance." (Ohio Rev. Code § 1923.04)
How much notice is required to evict for a lease violation in Ohio?
For a tenant's failure to meet obligations under § 5321.05 that materially affects health and safety, the landlord may give written notice specifying the problem and a termination date at least 30 days after receipt; if not remedied, the rental agreement ends. The 3-day notice to leave (§ 1923.04) is then required before filing. (Ohio Rev. Code § 5321.11)
Can a landlord change the locks or shut off utilities in Ohio?
Landlord may not recover possession by cutting off utilities or services, excluding the tenant (lockout), or threatening unlawful acts, and may not seize the tenant's belongings to collect rent without a court order. Landlord is liable for all damages plus reasonable attorney's fees. (Ohio Rev. Code § 5321.15)
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.