Ohio Eviction Notice Overview
Ohio's 3-Day Notice is a Notice to Vacate
Ohio's 3-day notice under ORC §1923.04 is technically a notice to leave the premises, not a traditional pay-or-quit notice. While courts generally allow tenants to cure by paying during the 3-day period, the statutory language gives the landlord the right to proceed with eviction even if the tenant offers to pay after receiving the notice.
Ohio's eviction process is governed by ORC Chapter 1923 (Forcible Entry and Detainer). Under §1923.04, when a tenant fails to pay rent, the landlord must deliver a written notice giving the tenant 3 days to leave the premises. Notably, Ohio's statute frames this as a notice to vacate rather than a notice to pay or quit, though courts generally allow tenants to cure by paying during the 3-day period.
Ohio's eviction courts vary by county. In major cities like Columbus (Franklin County), Cleveland (Cuyahoga County), and Cincinnati (Hamilton County), municipal courts have housing divisions that handle evictions. Smaller counties use municipal courts or county courts. Ohio does not have statewide rent control, though some cities have explored tenant protection measures. The 3-day notice applies uniformly across the state.
3 Days
Pay or quit period
$45-$130
Filing fees
Written
Notice required
2-5 wks
Court process
Ohio Legal Requirements
Ohio's statute requires a written notice but does not mandate a specific form. The notice must clearly communicate that the tenant has 3 days to vacate due to non-payment of rent. Including the rent amount owed, while not strictly required, strengthens the notice.
Required Notice Elements
- Written Notice: Must be in writing. ORC §1923.04 does not accept verbal notices
- 3-Day Period: Three days from service for the tenant to vacate the premises
- Non-Payment Basis: State that the notice is due to failure to pay rent
- Rent Amount: Include the specific amount of past-due rent (recommended though not always strictly required)
- Property Address: Identify the rental property by complete street address
- Landlord Information: Include landlord or agent name and contact information
How to Serve an Eviction Notice in Ohio
Ohio law permits personal service, leaving the notice at the premises, or sending via certified mail. Municipal courts in Franklin, Cuyahoga, and Hamilton counties are strict about service documentation.
Prepare the 3-Day Notice
Include all required and recommended elements. Verify the rent amount from your records.
Personal Delivery
Hand the notice to the tenant. This is the most reliable method and starts the 3-day clock immediately.
Alternative: Leave at Premises
If the tenant is not present, leave the notice at the property in a conspicuous location. Ohio courts accept this method.
Certified Mail Option
Send via certified mail, return receipt requested. The 3-day period starts when the tenant receives the mail.
File Forcible Entry and Detainer
After 3 days, file a forcible entry and detainer action in the municipal court where the property is located.
Ohio Eviction Timeline
After the 3-day notice, the landlord files a forcible entry and detainer complaint in municipal court. Ohio law requires the court to schedule a hearing between 7-14 days after filing. The tenant is served with a summons.
At the hearing, the court determines whether the eviction is warranted. If the landlord prevails, the court issues a writ of restitution. Ohio law allows a second cause of action for back rent to be included in the same filing.
The sheriff or bailiff enforces the writ, typically giving the tenant a final 24-48 hours to vacate. Total time from notice to lockout is 3-6 weeks for uncontested cases. Contested cases in Cuyahoga County (Cleveland) can take 2-3 months due to higher caseloads.
Ohio Court Fees & Costs
Below are the typical costs associated with the eviction process in Ohio. Actual fees may vary by county.
| Fee / Cost | Typical Amount |
|---|---|
| Municipal Court Filing | $45 - $130 |
| Service of Summons | $25 - $50 |
| Writ of Restitution | $25 - $75 |
| Attorney Fees (optional) | $500 - $2,000 |
| Set-Out / Bailiff Fees | $50 - $200 |
Sample Ohio Eviction Notice
Below is a preview of the Ohio-compliant eviction notice.
3-DAY NOTICE TO LEAVE THE PREMISES
STATE OF OHIO
Pursuant to ORC §1923.04
TO TENANT(S):
Name: [Full Legal Name]
Address: [Ohio Property Address]
RENT DEMAND:
Past-due rent: $[Amount]
Period: [Month/Year]
NOTICE
You are hereby notified that you have THREE (3) DAYS to leave the premises due to non-payment of rent in the amount of $[Amount] for [Month/Year]. If you fail to vacate, an action for forcible entry and detainer will be filed in municipal court.