Disclaimer: This article is for informational purposes only and does not constitute legal advice. Eviction laws are complex, vary by state, and can change over time. If you are considering eviction, always consult with a qualified attorney to ensure compliance with Ohio law and local regulations. If you’re concerned about navigating the eviction process on your own, working with a professional property management company can simplify each step, reduce risk, and help you avoid costly mistakes.
Evictions are often the last resort for landlords, but in some cases, they’re the only option. Whether a tenant stops paying rent, repeatedly breaks lease terms, or engages in illegal activity, knowing how to navigate the eviction process legally is key to protecting your property and minimizing risk.
Still, many Columbus property owners run into costly delays or legal trouble simply because they don’t understand the proper procedures. It’s not just about serving a notice; it’s about doing it the right way, in the right order, with the right documentation.
In this guide, you’ll get a clear step-by-step breakdown of how the eviction process works in Ohio. You’ll also learn how working with a professional property manager like RL Property Management can save you time, protect your investment, and help you avoid common mistakes.
Let’s walk through what every Columbus landlord should know.
Recognizing When Eviction Is the Right Step
Evictions are serious, and Ohio law only permits them under specific circumstances. Jumping the gun or acting on emotion can land landlords in legal hot water. Before starting the process, make sure your situation qualifies as a lawful reason for eviction in Columbus.
Legally Valid Reasons to Evict a Tenant in Ohio
The most common legal grounds for eviction include:
- Non-payment of rent – Even one missed month can trigger an eviction notice if not resolved
- Lease violations – This includes unauthorized pets, additional tenants not listed on the lease, or intentional damage to the unit.
- Failure to vacate after the lease ends – Known as a “holdover” tenant, this situation arises when someone stays without renewing.
- Illegal activity – Drug use, violence, or criminal behavior on the property are all grounds for immediate action.
Each of these reasons must be clearly documented and communicated before proceeding.
Early Warning Signs That Shouldn’t Be Ignored
Often, issues build up long before they hit the point of eviction. Pay attention to early red flags such as:
- Missed or partial rent payments – Keep a detailed rent ledger and note all payment dates
- Tenant complaints or neighbor reports – These can indicate recurring noise, trash, or safety issues.
- Avoidance or lack of response – If a tenant stops replying to emails, ignores written notices, or refuses entry for inspections, that’s a major concern
Be Proactive, Not Reactive
The best way to avoid a messy eviction is to stay ahead of problems. That means:
- Keeping detailed records of all communications and payments
- Addressing issues as soon as they arise
- Sending written warnings when a lease violation is discovered
Eviction should never be the first option, but when needed, it must be done by the book. Professional property management can help you spot problems early and handle tenant issues before they escalate.
The Ohio Eviction Process – Step-by-Step
Once you’ve confirmed that eviction is legally justified, the next step is to follow the formal process outlined by Ohio law. Skipping or mishandling even one step can delay your case, or worse, get it dismissed. Here’s how the eviction process works for landlords in Columbus.
Step 1: Issue a 3-Day Notice to Vacate
Before anything can be filed in court, Ohio law generally requires that you serve the tenant with a 3-Day Notice to Vacate.
- Delivery method: Must be hand-delivered to the tenant or clearly posted on the door
- Timeline: The notice gives the tenant 3 business days to either pay in full or move out
- Documentation: Always include a rent ledger, total balance owed, and clear payment instructions
If the tenant pays in full within those 3 business days, the eviction process stops. If not, you can proceed to court.
Step 2: File the Eviction Complaint in Franklin County
After the 3-day notice expires with no resolution, you’ll file an eviction complaint with the Franklin County Municipal Court.
- Wait period: File on the fourth business day after serving the notice
- Where to file: Franklin County Environmental and Housing Division
- Typical fees may be approximately:
- $123 court filing fee
- $150 attorney fee (if using legal counsel)
- Possible service fees or document preparation charges
Once filed, the court will set a hearing date, usually within 2–3 weeks.
Step 3: Attend the Court Hearing
You or your attorney will attend the hearing to present your case.
- Prepare documentation:
- Signed lease agreement
- Payment records
- Copies of all notices and communications
- Outcome: In many cases, when documentation is complete and valid, courts may rule in the landlord’s favor, but outcomes vary.
A judgment will be issued, and the tenant is ordered to vacate by a certain date.
Step 4: Schedule a Set-Out (If Necessary)
If the tenant still refuses to leave, you’ll need to coordinate a formal removal process, known as a set-out.
- The court issues a writ of restitution, authorizing the bailiff to proceed.
- Coordinate vendors:
- A licensed locksmith to change locks
- A clean-out crew to remove belongings
- The Franklin County bailiff is to supervise
Additional costs may include:
- $80 Tag and Set-Out Fee (Franklin County)
- For clients, RLPM offers an optional $250 coordination service to handle this process (if using professional property management)
At this stage, you regain legal possession of the unit and can begin the process of turning it over to the next tenant.
Common Eviction Mistakes to Avoid
Even experienced landlords can make costly mistakes when handling an eviction. Ohio’s eviction laws are specific, and missteps can easily lead to delays, dismissals, or legal trouble. Here are some of the most common issues, and how to steer clear of them.
1. Improper Notice or Incomplete Paperwork
One of the most frequent errors is serving a notice with incorrect dates or missing legally required information. Common missteps include:
- Using outdated or informal notice forms
- Failing to list the correct number of days or the amount due
- Skipping the rent ledger or payment instructions
Any of these can result in the court dismissing your case entirely, forcing you to restart the process.
2. Missing Deadlines or Court Dates
Eviction cases are time-sensitive. If you:
- File too early after serving the notice,
- Miss your hearing, or
- Fail to bring proper documentation,
You risk losing the case or having it postponed. Judges often favor tenants when landlords appear unprepared.
3. Violating Fair Housing or Retaliation Laws
You cannot evict a tenant in response to:
- Filing a complaint against you
- Requesting repairs
- Reporting code violations
Doing so can result in counterclaims, legal penalties, or damage to your reputation. Always document lease violations clearly and avoid emotional decisions.
4. Not Planning for Post-Eviction Clean-Up
Many landlords underestimate how much time and money it takes to prepare a unit after a forced move-out. Issues may include:
- Trash left behind
- Wall and flooring damage
- Pest infestations or biohazards
Document everything with photos immediately, and don’t delay the turnover process.
Why It Pays to Have Help
A professional property management company like RLPM ensures every step of the eviction process is done correctly, from legal notice to court filings. We protect your time, limit your liability, and help you avoid common errors that slow down your rental income.
Why Professional Property Management Matters
Evictions are a legal process, not just a business decision. One wrong move can result in delays, lost income, or a lawsuit. That’s why many Columbus landlords turn to professional property managers who specialize in handling evictions the right way.
Legal Compliance and Risk Reduction
Property management companies understand the fine print of Ohio eviction law. At RL Property Management, we help you stay compliant by:
- Using the correct legal notices, posted properly, and documented
- Tracking rent payments and violations in real time
- Coordinating with eviction attorneys and filing paperwork on your behalf
This legal oversight helps prevent costly missteps and gives you peace of mind.
Let Someone Else Handle the Headaches
Evictions are stressful, but they don’t have to be your problem. A property manager takes care of the entire process, including:
- Posting notices to vacate
- Preparing and filing court documents
- Attending hearings
- Coordinating locksmiths, clean-out crews, and bailiff appointments
This saves you time, protects your mental bandwidth, and ensures everything is handled professionally.
Faster Turnaround = Less Vacancy Loss
The faster your property is turned over, the sooner you can collect rent again. Property managers speed up this process by:
- Starting the rent-ready turnover work immediately after eviction
- Coordinating vendors and maintenance teams efficiently
- Relisting the property with updated pricing and photos
RLPM minimizes downtime between tenants, helping you maintain steady cash flow.
What RL Property Management Handles
We take the burden of eviction off your plate from start to finish. That includes:
- Transparent cost tracking for legal and set-out expenses
- Bi-weekly vacant unit inspections to protect the property
- Full communication with vendors, tenants, and legal teams
- Preparing the unit for re-leasing quickly and professionally
When you work with RLPM, you’re not alone. You’ve got a team that knows the legal system, protects your investment, and treats your property like a business, because it is.
Reclaiming & Protecting Your Property After Eviction
Once a tenant has been legally removed, the focus shifts to getting your property back in shape and back on the market. This stage is critical to protect your asset, recover lost income, and attract quality tenants moving forward.
Conduct a Detailed Move-Out Inspection
Don’t delay this step. Immediately inspect the property and document everything:
- Damaged appliances or missing fixtures
- Broken windows, doors, or locks
- Signs of pests, mold, or water damage
Take detailed photos and videos to support any damage claims and to compare with the move-in condition.
Next, create a turn scope, a list of repairs and updates needed to bring the property to rent-ready condition. At RLPM, we generate this scope within 24–48 hours of regaining possession.
Handle the Security Deposit Lawfully
According to Ohio law, landlords are generally expected to return the security deposit or provide an itemized deduction list within 30 days of the tenant’s move-out date. Your deductions may include:
- Unpaid rent
- Repair costs for damage beyond normal wear and tear
- Cleaning or trash removal
A clear, professional statement protects you from disputes and demonstrates compliance.
Complete Repairs and Make the Unit Rent-Ready
Now’s the time to take care of:
- Painting, cleaning, and repairs
- Lock changes and safety checks.
- Final walk-throughs before listing
RLPM coordinates licensed vendors and maintenance techs to streamline this process. If you prefer to handle repairs yourself, our supported management plans allow for that flexibility.
Re-List the Property Strategically
To attract high-quality tenants quickly:
- Use professional photos that show the space clearly
- Price the rent competitively based on market data.
- Market across major platforms like Zillow, Trulia, and Realtor.com
We monitor leads and feedback so we can adjust quickly if needed.
Reminder: Every day your unit sits vacant is a day of lost income. Having a property manager who can move fast and with precision ensures your investment starts performing again, without unnecessary downtime.
Evictions are never easy, but they don’t have to derail your rental business. When handled properly, they protect your investment, reduce liability, and set the stage for stronger tenant relationships in the future.
The key is to follow the legal process carefully, document everything, and move quickly once the unit is vacated. And when you work with a trusted property management company like RL Property Management, you don’t have to navigate it alone.
We handle every step, from legal notices to court coordination, from lockouts to re-leasing, so you can focus on growing your portfolio with confidence.
Avoid delays. Protect your assets. Keep your rental income flowing.
Contact RL Property Management today to learn how we help Columbus landlords handle rent collection and evictions, so you don’t have to.