How to evict a tenant in Ohio: steps and timeline

What does the Ohio 3-day notice have to say?

Revised Code 1923.04 requires a party who wants to start an eviction to notify the other side to leave the premises three or more days before beginning the action. For residential premises the landlord's notice must include this wording, 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." A notice missing that sentence invites a dismissal.

The law lists three ways to deliver it: certified mail with return receipt requested, handing a written copy to the tenant in person, or leaving it at the tenant's usual place of abode or at the premises. Regular mail and email are not on the list, so use one of the three and keep proof. For how to prove service, a dated photo or the green card matters more than the notice itself.

Two other notices matter. Under 5321.11, when a tenant fails a duty in 5321.05 that materially affects health and safety, the landlord can deliver a notice that the rental agreement ends on a date not less than thirty days after the tenant receives it, and the lease ends on that date if the tenant does not fix the problem. A month-to-month tenancy otherwise ends with at least thirty days' notice before the periodic rental date (5321.17).

How does the court case work?

You file a complaint in the municipal or county court for the area. The clerk mails the summons and complaint by ordinary mail and also arranges service by the bailiff, sheriff or a court-designated adult, as you request. Under 1923.06 service must happen at least seven days before the day set for trial, and the summons tells the tenant he or she may ask for a jury. Fees vary by court, so check with the clerk.

If the tenant does not appear and was properly served, 1923.07 says the court tries the case as though the tenant were present, so you still bring your proof: the lease, the ledger and the notice with how it was delivered. Under 1923.081 you may also ask the court to decide past-due rent and damages at the same trial, unless the court continues that part for good cause.

Example a made-up landlord hands the 3-day notice to a tenant on Monday, November 2, 2026. The tenant does not leave, so the landlord files on Friday, November 6. The bailiff serves the summons Monday, November 9, which allows a trial no earlier than Monday, November 16. The judge grants restitution that day. The landlord requests the writ and the court issues it. The officer has ten days after receiving it to carry it out (1923.14), so with the writ in hand on Friday, November 20, removal is due by Monday, November 30.

Who removes the tenant?

After a judgment of restitution the court issues a writ of execution at the landlord's request (1923.13). It commands the officer, a sheriff, constable, police officer or authorized bailiff depending on the court, to remove the defendant from the premises and restore possession to the plaintiff. Under 1923.14 the officer executes it within ten days of receiving it. If the tenant appeals and obtains a stay and files any required bond, the judge orders the officer to delay.

Can the tenant stop it by paying?

The sections we read do not give the tenant a statutory right to cure by paying after the notice period ends, so the practical answer depends on your choice to accept payment and on the judge. The summons also warns a tenant who is depositing rent with the clerk that failing to keep depositing it may result in eviction. Ask a local attorney before you accept money mid-case, and put any agreement in writing.

What is off limits in Ohio?

• Section 5321.15 bars a landlord from initiating any act, including terminating utilities or services, excluding the tenant from the premises or threatening an unlawful act, to recover possession outside Chapters 1923, 5303 and 5321. The tenant can recover all damages plus reasonable attorney fees.
• The same section bars seizing a tenant's furnishings or possessions to collect rent unless a court orders it.
• Section 5321.02 bars raising rent, decreasing services or bringing or threatening an action for possession because the tenant complained to a government agency about a code violation that affects health and safety, complained to the landlord about a violation of the landlord's duties, or joined with other tenants to deal with the landlord. The tenant can use it as a defense and recover damages and attorney fees.

How DoorKeeping handles it

DoorKeeping records rent and late fees in each property's books and keeps the tenant ledger you would hand the court. You can store the lease and your notice as documents and email tenants from the app. It does not file evictions or serve notices. DoorKeeping gives general information, not legal advice. If a case is contested, or the tenant files an answer, talk to a local attorney.

Sources

1. Ohio Revised Code 1923.04 (notice), read Oct 30, 2026
2. Ohio Revised Code 1923.06 (summons and service), read Oct 30, 2026
3. Ohio Revised Code 1923.13 and 1923.14 (writ of execution), read Oct 30, 2026
4. Ohio Revised Code 5321.15 (landlord self-help prohibited), read Oct 30, 2026
5. Ohio Revised Code 5321.02 (retaliation), read Oct 30, 2026
6. Ohio Revised Code 5321.11 and 5321.17 (termination notices), read Oct 30, 2026

Questions

Can I email an Ohio eviction notice?

The statute lists certified mail with return receipt, handing it to the tenant, or leaving it at the tenant's home or premises. Email is not on the list.

What sentence must an Ohio eviction notice contain?

The notice must state, conspicuously, that the tenant is being asked to leave, that an eviction action may start if they do not, and that they may seek legal assistance if in doubt about their rights. The exact text is in 1923.04(A).

Who carries out the eviction in Ohio?

A sheriff, constable, police officer or authorized bailiff executes the writ within ten days of receiving it. The landlord does not remove the tenant.