How to Evict a Tenant in Ohio (2026)
The legal steps for landlords in Ohio — the notice, the court case, costs, timeline and the mistakes that get cases thrown out — with the statute or official page behind each step.
Short answer: In Ohio a landlord must give the required written notice, file an eviction case in court if the tenant doesn't pay or leave, win a judgment, and have a sheriff or other officer carry out the removal. Changing the locks or removing belongings yourself is not allowed.
Step 1: Have a legal reason and give the right notice
| 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." Source: Ohio Rev. Code § 1923.04 |
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| Lease violation | 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. Source: Ohio Rev. Code § 5321.11 |
| Ending a month-to-month tenancy (no fault) | Either landlord or tenant: at least 30 days' notice before the periodic rental date. Week-to-week: at least 7 days before the termination date. Source: Ohio Rev. Code § 5321.17 |
Local rent-control or just-cause rules can limit evictions: Local rent control and rent stabilization are preempted statewide.
Step 2: Write and deliver the notice correctly
| What the notice must say | Before filing, the landlord must give a notice to leave the premises at least 3 days in advance. Delivery: certified mail with return receipt requested, handing a written copy to the tenant, or leaving it at the tenant's usual place of abode or at the premises. Every landlord notice for residential premises must include this text, printed or written conspicuously: "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." |
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| How it must be delivered | The 3-day notice to leave must be delivered by certified mail (return receipt requested), handed to the tenant in person, or left at the tenant's usual home or at the rental. It must include the statutory warning: 'You are being asked to leave the premises…'. No statute authorizes email or text notices. Source: Ohio Rev. Code § 1923.04(A) |
Notice forms:
- Ohio notice to pay rent or quit — requirements and free draft
- Ohio notice to end a month-to-month tenancy — requirements and free draft
Step 3: File the eviction case and go to the hearing
Eviction cases in Ohio 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
Court timing: Possession hearing no sooner than 7 days after service is complete; answer day for any other (money) claims is 28 days after service (§ 1923.06(H)).
Source: Ohio Rev. Code §§ 1923.01, 1923.04, 1923.06, 1923.14
How long it takes to evict a tenant in Ohio
For unpaid rent, the notice period is 3 days; after that comes the court process (filing, service, the tenant's answer and a hearing), then the final order and removal by an officer. Uncontested cases move fastest; a contested case, an appeal or a crowded court adds weeks. See how long evictions take in every state.
How much it costs to evict a tenant in Ohio
Court filing and service fees are set locally. Verified fees in the largest Ohio counties:
| County | Filing and service fees |
|---|---|
| Franklin County (Columbus) | $128 (1 cause: eviction only) / $165 (2 causes: eviction + money); includes ordinary mail plus bailiff or certified-mail service for up to 3 defendants/addresses |
| Hamilton County (Cincinnati) | $130 eviction filing (additional fees required; service not included) |
| Montgomery County (Dayton) | Montgomery County Municipal Court: $130 eviction filing with bailiff service and ordinary mail (one defendant); +$5 each additional defendant; certified mail $20 per defendant; writ of restitution $30. Dayton Municipal Court (properties in Dayton city limits): $160 forcible entry & detainer, 1 defendant incl. 1 ordinary mail; writ of restitution $60. |
| Summit County (Akron) | $193 eviction filing with certified mail, bailiff service and regular mail (1 defendant); $203 (2 defendants); +$30 each additional defendant; writ of restitution $40 |
| Lucas County (Toledo) | $132.50 first cause only (eviction), one defendant; $147.50 first and second cause (eviction + money), one defendant; +$22.50 service each additional defendant; writ of restitution $50 |
| Butler County (Hamilton, Middletown, Fairfield) | $94 eviction filing fee (Hamilton Municipal Court); writ of restitution $30 |
| Lorain County (Elyria, Lorain) | $162 forcible entry and detainer (eviction) filing, effective 3/1/2026; $10 per additional defendant (Elyria Municipal Court) |
| Mahoning County (Youngstown) | $150 forcible entry filing ($30 second cause); writ of restitution $25 plus $60 bailiff fee (Youngstown Municipal Court) |
Add the cost of a lawyer if you hire one, lost rent during the case, and any writ or officer fee to remove the tenant.
Evicting someone without a lease (family member, roommate, guest or squatter)
| Someone with no written lease who pays rent (month-to-month / at will) | Either landlord or tenant: at least 30 days' notice before the periodic rental date. Week-to-week: at least 7 days before the termination date. Source: Ohio Rev. Code § 5321.17 |
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| Someone who was never a tenant (squatter / unauthorized occupant) | Ohio has no special squatter-removal procedure. The owner files a forcible entry and detainer (eviction) action in court against an occupier who holds the property without color of title. That requires the 3-day notice to leave under § 1923.04. Separately, entering or staying on another's land without privilege is criminal trespass under § 2911.21, a fourth-degree misdemeanor for most violations, which police may enforce. |
Mistakes that get eviction cases dismissed — or get landlords sued
| Changing locks / shutting off utilities | 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. Source: Ohio Rev. Code § 5321.15 |
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| Retaliation | Landlord may not raise rent, reduce services, or bring/threaten an eviction action because the tenant complained to a government agency about a code violation materially affecting health and safety, complained to the landlord about a § 5321.04 violation, or joined with other tenants to negotiate with the landlord. Tenant may use retaliation as a defense, recover possession or terminate, and recover actual damages and attorney's fees. Source: Ohio Rev. Code § 5321.02 |
| Accepting rent after the notice | No statute — Ohio Rev. Code chs. 1923 (forcible entry and detainer) and 5321 (landlords and tenants) have no rule on whether accepting rent after a notice to leave, or during an eviction, waives the eviction. Courts decide this under common law. |
Federal rules that can change the process
- Servicemembers Civil Relief Act: eviction protection: A landlord may not evict a covered servicemember or their family during military service without a court order. When the servicemember's ability to pay is materially affected by service, the court must on request stay the case for 90 days or adjust the lease. Knowingly evicting without a court order is a federal misdemeanor. More
- VAWA housing protections: An applicant or tenant cannot be denied, evicted or cut off from assistance because they are or were a victim of domestic violence, dating violence, sexual assault or stalking. The abuse cannot be treated as a serious lease violation by the victim. The landlord may 'bifurcate' (split) the lease to evict the abuser and keep the victim housed. Covered programs must also have an emergency transfer plan. A transfer is available on request if the tenant reasonably fears imminent harm, or if a sexual assault happened on the premises within the prior 90 days. More
- CARES Act 30-day notice to vacate (covered dwellings): The landlord of a covered dwelling may not require the tenant to leave until 30 days after giving a notice to vacate. The 120-day filing moratorium in the same section expired in July 2020, but the 30-day notice subsection has no expiration date in its text. More
- HUD 30-day nonpayment notice (public housing and project-based Section 8): Before filing an eviction for nonpayment, the landlord must give written notice at least 30 days in advance. The notice must itemize the rent owed by month, explain how to pay it off and by what date, and explain how to recertify income or request a hardship exemption. The notice cannot be served before the day after rent is due. If the tenant pays the amount owed within the 30 days, the landlord may not file the eviction. More
Ohio eviction FAQ for landlords
How much notice does a landlord have to give to evict 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.".
How much does it cost to evict a tenant in Ohio?
Court fees are set locally — for example, Franklin County (Columbus): $128 (1 cause: eviction only) / $165 (2 causes: eviction + money); includes ordinary mail plus bailiff or certified-mail service for up to 3 defendants/addresses.
Can a landlord change the locks to evict a tenant 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.
How do you evict a tenant without a lease in Ohio?
Either landlord or tenant: at least 30 days' notice before the periodic rental date. Week-to-week: at least 7 days before the termination date.
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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.