Ohio Eviction Laws: The Process and Timeline in 2025

Knowing how to navigate the difficulties of an eviction process is always challenging. While each state has its own eviction laws, the same emotions and anxieties go into each. Whether you’re a landlord or a property owner, understanding the Ohio eviction law can help you avoid potential pitfalls and make the process smoother for all parties involved.

At TenantCloud, we are dedicated to helping owners, landlords, and tenants understand their rights and responsibilities in the housing process – which is why we’ve put together this guide to eviction laws in Ohio. 

Read on to learn more about:

• What landlords need to know about how Ohio law handles eviction and the process
• What to expect from the eviction notice process to the court proceedings
• Steps landlords can take to avoid eviction and work with tenants towards a resolution
• What tenants should know about their rights and responsibilities in the eviction process

Want to learn more about property ownership and get more tips for being a successful landlord? Check out our other guides and resources at TenantCloud!

How Ohio Eviction Laws Work in 2025

Before we get into the details of the Ohio eviction process and timeline, let’s get a bird’s-eye view of the process in general. 

The eviction process in Ohio follows a specific legal procedure that both landlords and tenants must follow. For landlords, following these procedures is key to maintaining their property rights while avoiding some of the costliest legal mistakes. 

For tenants, knowing what to expect – and your rights under Ohio tenant law – ensures you aren’t taken advantage of simply because of a missed payment or mistake.

Some of the key aspects of Ohio’s current eviction framework include:

• Valid Legal Grounds: Landlords must have a legally justifiable reason to initiate an eviction – which we’ll cover below.
• Proper Notice Requirements: When an eviction is initiated, an eviction notice must first be served to the tenant before any legal proceedings can begin. There are specific periods for notices to be given depending on the reason for the eviction.
• Court Procedures: Every eviction in Ohio must follow a proper legal process – which usually involves municipal or county courts. 
• Timelines: The full eviction process in Ohia usually takes around 5-8 – assuming there are no snags or mishaps that slow down the process.

Related: Key Aspects of Michigan Eviction Laws: What Landlords and Property Managers Must Know

Are There Legal Updates for Ohio Eviction in 2025?

As of February 2025, there haven’t been any state-level changes to eviction laws in Ohio. However, some cities within the state may have implemented local changes that landlords and tenants will want to keep in mind. 

For example, Dayton has recently passed new residential landlord-tenant laws, including caps on late fees. 

How Does Eviction Work In Ohio?

Ohio law requires landlords to have a valid legal cause to evict tenants from rental properties. This means that there must be a cause that is specified in the lease agreement or permitted by state law. 

Some common legal grounds for eviction in Ohio include non-payment of rent, violation of the lease agreement, and engaging in illegal activities on the property.

Nonpayment of Rent

Typically, Ohio evictions occur because tenants fail to pay their rent on time – particularly after a certain grace period post-due date. In Ohio, rent is considered late the day after it is due unless there is a specific grace period in the lease.

In this case, landlords must provide a 3-day notice to pay or vacate the premises. If the tenant pays all outstanding rent during that notice period, the landlord must accept the payments and stop the eviction process.

Hiring a property manager can help you keep tenants up to date on their rent and track payments to ensure timely payment. Property managers can also assist with issuing late payment notices and enforcing lease provisions regarding late fees.

Lease Agreement Violations

Another reason why a landlord may evict tenants from a property is due to lease violations. If tenants break the lease agreements in the contract, landlords can initiate legal grounds for an eviction. 

Some of the most common lease violations in Ohio include:

• Unauthorized occupants living in the unit
• Having pets in a no-pet property
• Making unauthorized alterations to the property
• Causing excessive noise or other disturbances
• Repeatedly violating parking regulations

When a lease is violated, landlords must provide tenants with a 3-day notice to either correct the lease violation or vacate the property.

Health & Safety Violations

Similar to lease violations, there are health and safety violations that can lead to a tenant being evicted in Ohio.

If the tenant is breaking a health code or risking danger to the health of those in the property or nearby, landlords must give a 30-day eviction notice. If the tenant remedies the situation, then the eviction will be halted.

Illegal Activities

While not as common as minor lease violations, illegal activity taking place in and around a rental property can be immediate grounds for eviction. Illegal activities that can constitute an immediate eviction include:

• Drug-related criminal activity
• Violent criminal behavior
• Other illegal acts that endanger the safety of other residents
• Activities that violate federal, state, or local laws 

Whether it’s domestic violence or gun control enforcement, illegal activity is one of the fastest ways for a tenant to lose access to their home. 

End of Lease or Property Sale

When a lease term ends, or a landlord decides they need to reclaim the property for personal use or a sale, there are specific procedures that must be followed. Landlords cannot simply reclaim the property outright – as tenants have specific housing rights in Ohio.

Ohio law provides clear guidelines for these situations to protect both landlords and tenants, with different notice requirements depending on the rental agreement and the intended property use.

• Providing 30 days' notice for month-to-month tenancies
• Giving 7 days' notice for week-to-week rental agreements
• Following specific notice requirements outlined in the original lease
• Waiting until the current lease expires (unless there's an early termination clause)
• Following additional requirements for subsidized housing properties
• Ensuring all communications are properly documented and delivered in writing

What Is The Eviction Process In Ohio?

The eviction process in Ohio follows a strict legal timeline that typically takes 5-8 weeks from start to finish. Understanding each step helps both landlords and tenants navigate the process effectively.

Serving the Initial Notice

Every legal eviction starts with proper notice. Landlords must serve tenants with a written notice clearly stating the reason for eviction and how long they have to remedy or vacate the property. The most common is the 3-day notice for nonpayment of rent or lease violations.

The notice must include specific language informing tenants of their rights and the possibility of legal action. Ohio law requires this notice to be delivered in person, left at the rental property, or sent via certified mail. Three additional days are added to the notice period if sent by mail.

Filing the Eviction Complaint

After the notice period expires, landlords can file an eviction complaint with their local municipal or county court. 

The filing must include copies of the eviction notice, lease agreement, and any relevant documentation supporting the eviction reason. Courts typically charge filing fees ranging from $123 to $250, depending on the jurisdiction.

Court Summons and Hearing

The court will issue a summons to the tenant within 3-7 business days of filing. This summons informs the tenant of the upcoming hearing date and their right to contest the eviction. Tenants must receive the summons at least seven days before the scheduled hearing.

The Eviction Hearing

Eviction hearings are typically scheduled within 2-3 weeks of filing. Both landlord and tenant must appear in court. If the tenant fails to appear, the court usually rules in the landlord's favor by default. During the hearing, both parties can present evidence and testimony supporting their positions.

Writ of Execution

If the court rules in the landlord's favor, they'll issue a writ of execution. This legal document gives the tenant a final period (usually 10 days) to vacate the property voluntarily. If the tenant doesn't leave, law enforcement can remove them and their belongings from the property.

Timeline and Costs

The complete eviction process typically costs between $200 and $400 in court and filing fees alone. Other costs may include attorney fees, service fees, and enforcement costs. While the minimum timeline is about 5 weeks, complications like tenant appeals or court delays can extend this significantly.
Related: Mastering Indiana Eviction Laws: A Complete Guide for Landlords & Tenants

Example Timeline for an Ohio Eviction

To give you an idea of these steps in action, here is a hypothetical eviction timeline you could expect in Ohio:

This timeline assumes that all the parts of the process move through the legal system efficiently – but in reality, it is never quite as efficient! There are a few different reasons why this timeline could see delays or extensions, such as:

• Court scheduling conflicts
• Tenant requests for continuance
• Service delays
• Tenant appeals
• Court backlog
• Local court holidays

Having a legal counsel by your side through the process can help you know what to expect for your specific case – and steps you can take to make sure you don’t miss any details that could lead to extensions in the process.

What is the Typical Cost to Evict a Tenant Without a Lease in Ohio?

A common concern many landlords have is how much the eviction process will cost them as an owner/operator of the property. After all, beyond property management fees, an eviction can lead to a loss of income between tenants.

While basic filing fees might seem manageable, the total cost often includes several different expenses throughout the process. The cost to evict a tenant without a lease in Ohio is typically similar to evicting a tenant with a lease.

Court and Filing Fees

The initial court filing fee varies by jurisdiction in Ohio. Municipal courts typically charge around $123, while Common Pleas courts may charge $250 or more. These base fees cover the basic processing of your eviction complaint.

Service Costs

Getting documents properly served to tenants adds to the total cost:

• Summons service: $6-25
• Writ of execution service: $6+
• Certified mail fees: $7-10 per notice
• Process server fees (if needed): $45-75

Additional Legal Expenses

The more complicated an eviction becomes, the more it typically costs:

Red tag posting fees in certain counties – like Franklin County – add $35 to the total. If tenants contest the eviction or file counterclaims, you may need multiple court appearances, driving up costs significantly.

Landlords and property owners can also request professional help in the process – with legal fees that range in price depending on the type of eviction and other documentation preparation needs.

Legal Requirements and Tenant Rights in Ohio

While there are several reasons why a landlord may start the eviction process in Ohio, it’s important to know that tenants also have rights.

Tenants in Ohio can contest an eviction if they feel it doesn’t have legal grounds – but they will also have to follow the proper legal channels and present their evidence in court. 

Some common reasons a tenant may contest an eviction include a landlord offering an improper notice, evictions due to retaliation, or discrimination. Failure to keep up with home maintenance as agreed to in the lease can also give tenants a solid footing to defend themselves. 

Can A Landlord Execute a “Self-Help” Eviction?

Some landlords may attempt to executive a “self-help” eviction, which means they try to evict tenants without going through the proper legal channels. This is illegal in Ohio and can result in serious penalties for the landlord.

If a landlord attempts self-help eviction, tenants have the right to file a lawsuit against them for damages – which can often result in fines as well as the immediate end to the eviction process.

Fair Housing Protections & Security Deposits

Ohio tenant law takes housing protections seriously. No evictions can ever be based on discriminatory reasons such as:

• Race
• Color
• Religion
• Sex
• national origin
• Disability
• Familial status

Security Deposit Rights

Even if they are evicted, tenants still have a right to proper security deposit handling. Landlords must return deposits within 30 days of move-out unless the deposit is forfeited due to breaking the lease agreement. They must also provide itemized deductions and follow proper notification procedures to avoid legal recourse.
Related: Kentucky Evictions | Laws and Protections

Eviction Law Matters In Ohio – Don’t Risk It!

Knowing how to manage a rental property means knowing how to find the right tenants – and how to remove them should the situation warrant an eviction. It’s never easy, but knowing how to manage the process can make it as quick as possible.

For landlords, working with professional property management services can help ensure compliance with all legal requirements while protecting their investment. For tenants, understanding their rights and responsibilities helps ensure fair treatment throughout the eviction process.

Remember that eviction laws continue to change, so you’ll want to stay informed on the latest updates to stay compliant. Whether you are a property owner or a tenant, you may consider consulting with legal professionals or other management experts to learn about your rights and responsibilities.

Need help managing your rental property and avoiding potential eviction situations? At TenantCloud, we are your go-to resource for property management and ownership – covering topics such as evictions, how to screen tenants, hiring a property manager, and much more.

Visit us online today to learn more – and invest in yourself as a landlord or property manager. Your portfolio will grow as you become a more knowledgeable landlord. 

Don’t let changing laws and regulations catch you off guard – stay ahead of the game with TenantCloud.