A Guide to the Eviction Process in Cincinnati, Ohio

As a landlord in Ohio, state law grants you the legal rights to evict a tenant from a rental unit under certain situations. Under the Ohio eviction laws, such situations include failure to make their monthly fee when it falls due, and violation of the written lease agreement, and can end in an eviction hearing.

When evicting the tenant for such reasons, a landlord must carefully follow the state’s laws. Under no circumstances must landlords resort to “self-help” methods, such as locking the tenant out or removing their personal belonging from the unit. If you’re unsure about how to properly evict a tenant, seek legal assistance.

Additionally, landlords must have a legal reason to evict the tenant. The eviction in Ohio must not be due to the tenant’s protected class or arise out of retaliation. The process will not only fail, but landlords may also find themselves behind the defense stand in court under state eviction laws.

Luckily, today’s blog will help landlords familiarize themselves with Ohio eviction laws. And resultantly, they will better understand their legal rights and responsibilities, especially when it comes to tenant eviction under Ohio law and preventing an eviction complaint.

What is the Eviction Process in Ohio?

Ohio landlord-tenant law has a defined process that landlords must follow when evicting tenants. To begin the eviction action, a landlord must first have a legal reason to remove the renter from the premises. This will help landlords create notice of which specific route they must follow to evict the tenant from the rental premises, including possibly an eviction hearing.

The following are all the legal reasons for tenant eviction in Ohio that a landlord should provide notice even before they seek legal assistance:

• The tenant has outstanding unpaid rent.
• Tenant failing to follow eviction notice instructions to vacate the premises with their personal property after the lease agreement is over and the deposit is returned
• Failing tenant to abide by the terms of the lease agreement
• Violating the health and/or safety codes required to make the premises livable
• Engaging in criminal or illegal activity while at the rented premises

These are the only legitimate reasons for tenant eviction in Ohio under the Ohio eviction laws. In the next section, we’ll go over the exact step-by-step process landlords must follow to evict the tenant for each of the aforementioned reasons.

Notice for Lease Termination with Legal Cause

Once a landlord has either of the legitimate reasons aforementioned, they must immediately terminate their tenants’ lease. To do so, the landlord will need to serve tenants with an appropriate eviction notice.

• 3-Day Notice to Quit. A landlord must use this Ohio eviction notice when trying to evict a tenant who fails to pay rent when it’s due. This will give the tenant only 3 days to clear their balance, failure to which a landlord may proceed with their eviction action.
• 30-Day Notice to Vacate. Landlords will need to use this notice when trying to make an eviction, a holdover tenant. This notice is a tenant who has failed to move out after their or rental agreement has expired.

A landlord can also use this type of notice to evict a tenant on a month-to-month lease. This will give the tenant a maximum of 30 days to move out.

• 3-Day Notice to Vacate. This is the notice a landlord must use to evict a tenant who has failed to comply with the terms of the written lease. This will give the tenant up to 3 judicial days to fix the issue or move out.
• 30-Day Eviction Notice to Comply or Vacate. If the tenant violates a health or safety code, to start the legal eviction process in Ohio against them a landlord must issue them with this notice. This notice will give them up to 30 days to fix the issue or move out.

• 3-Day Notice to Vacate. Ohio requires landlords to issue this notice to tenants who have engaged in criminal activity while at their rented premises. This will give the tenant up to 3 judicial days to move out. The tenant doesn’t get the option to remedy the lease violation. Some examples of this type of unforgivable lease violation that warrant this notice can be things such as illegal drug activity.

After landlords file the necessary paper work and issued the proper notice to a tenant, they must wait for the notice period to end before taking further action. This way, if a tenant remedies the issue, like paying monthly fee, the matter is settled.

Tenant Eviction Defenses in Ohio

The next process involves filing an eviction lawsuit in court. This usually costs $123. After a successful notarization by the county clerk, a court date will be scheduled for eviction action to be taken.

The tenant will then have an opportunity to file an answer with the court. This will be the tenant’s opportunity to contest their eviction complaint from the rental premises. If the tenant chooses to contest their eviction, they will need to file their answer with the court within 28 days of receiving the copy of the eviction complaint.

Under Ohio eviction laws, the following are some acceptable defenses a tenant may give in court to stop their eviction action.

• The eviction is retaliatory or based on the tenant’s protected class
• The landlord used illegal eviction means
• The landlord used the wrong Ohio written notice to terminate the rental agreement
• The landlord did not wait for the written notice period in the Ohio eviction notice to end before filing an eviction lawsuit in court
• The landlord failed to maintain the unit to the required habitability standards required by Ohio state laws

If the court establishes that any of these defenses is true, the eviction process may be dismissed. If a tenant violates the lease or rental agreement, they’ll be at fault. Landlords will then need to start all over again if they don’t follow the due process. For instance, if the eviction notice contained errors.

But regardless of whether the tenant fights the eviction complaint or not, the court eviction hearing will be held within thirty days of the tenant receiving the court hearing papers.

Attending Court: the eviction Hearing

To maximize the chances of a victory, landlords must make sure to carry as much evidence as possible. This can include the written lease agreement itself, the eviction notice, and any witnesses.

If the ruling is made in their favor, the landlord will be issued with a Writ of Execution. This will give the tenant only 10 days to move out of the unit, failure to which a law enforcement officer will forcefully perform an eviction.

Bottom Line

As a landlord, Ohio law requires you to adhere to the proper procedures when evicting a tenant from your rental premises. The process will not only fail, but you may also risk certain legal- and financial penalties. Not to mention the severe damage your reputation may suffer.

If you need help with the management of your rental unit, then look no further than EquityTeam. We’re an experienced, reliable, and professional full-service management company. Get in touch to get started!

Disclaimer: This post is not meant to be a substitute for legal advice. Please professional seek legal assistance if you have questions about the state’s rental laws.