Evictions Are Costly, In More Ways Than One
Evictions aren’t just unpleasant; they’re expensive, time-consuming, and emotionally draining. For landlords and real estate investors in Columbus, Ohio, the true cost of eviction goes far beyond legal fees. Lost rent, property damage, court time, and the stress of starting over with a new tenant all add up fast.
In this blog, you’ll uncover the real financial and emotional impact of evictions and learn how to avoid them with smart, proactive strategies. From better tenant screening to stronger communication systems, we’ll show you how to reduce risk, protect your cash flow, and avoid courtroom headaches altogether.
Whether you manage a single property or a growing portfolio, one thing holds: prevention isn’t just wise, it’s more profitable.
The Real Cost of an Eviction (It’s More Than You Think)
Evictions might seem like a necessary part of being a landlord, but the real cost of eviction in Columbus, Ohio, is far greater than most property owners expect. It’s not just about getting a non-paying tenant out. It’s about what it takes to clean up, recover lost income, and get your property back to producing cash flow.
Direct Financial Costs
Let’s break it down:
- Legal fees: You’ll pay for attorney representation, court filing fees, process servers, and potentially sheriff setout fees.
- Lost rent: In most eviction cases, you’re out 1–3 months of income, even if the unit turns quickly.
- Property damage: Former tenants don’t always leave the place in top condition. Expect costs for cleaning, repairs, and junk removal.
Columbus-specific eviction example:
- $150 attorney fee
- $123 court filing fee (Franklin County)
- $199 eviction handling fee (if using a property manager)
- $80–$250 in setout-related costs
That adds up to $500–$800 minimum, and that’s before any unpaid rent, maintenance, or marketing expenses.
Hidden Operational Costs
Beyond the obvious, you’re dealing with:
- Turnover tasks: Rekeying locks, relisting the unit, and screening new tenants.
- Vacancy marketing: Advertising, showings, and time spent fielding inquiries.
- Administrative work: Gathering documentation, attending court, and coordinating cleanouts.
These hidden expenses can cost hundreds and burn hours of your time.
Emotional & Strategic Impact
An eviction also takes a toll on your time, attention, and peace of mind.
- Owner stress: Managing an eviction is draining, especially if you’re self-managing.
- Reputational risk: Frequent filings can raise red flags with courts or impact your online presence.
- Slower growth: Instead of expanding your portfolio, you’re stuck in damage control.
Bottom line? Evictions are more than a legal process; they’re a full-blown disruption to your rental business.
Why Evictions Happen (And How to Reduce the Risk)
Evictions don’t just happen overnight. In most cases, they’re the result of avoidable missteps, from rushed tenant placement to poor communication. Understanding the root causes is the first step to preventing the headache (and cost) of an eviction.
Common Triggers Behind Evictions
Several factors can lead to eviction, but the most common are:
- Non-payment of rent – This could stem from job loss, personal hardship, or simple budgeting issues.
- Lease violations – Things like unauthorized occupants, pets, or excessive property damage.
- Poor tenant fit – Often the result of insufficient screening or pressure to fill a vacancy too quickly.
When the wrong person ends up in your property, even the best lease won’t protect you from problems down the road.
Small Issues Become Big Problems
What starts as a late payment or minor lease violation can spiral fast, especially without proper follow-up.
- Unaddressed concerns can fester into resentment or complete breakdowns in communication.
- Tenants who feel unheard or unclear about expectations may become uncooperative or stop paying altogether.
This is where proactive property management makes all the difference. Nipping small issues in the bud often prevents legal action altogether.
The Human Element You Can’t Ignore
Evictions are stressful, not just for you, but for your tenant. Fear, embarrassment, and financial strain can trigger defensive or even hostile behavior. That’s why professionalism and empathy are essential.
A respectful, structured approach can de-escalate tense situations and open the door to a resolution before it reaches court.
The best way to avoid eviction? Don’t wait for a lease violation to become a legal battle. Understand what causes these conflicts, and build systems that solve problems early.
Tenant Screening Is Your First Line of Defense
The fastest way to prevent eviction is to avoid placing the wrong tenant in your property to begin with. And that starts with thorough, strategic tenant screening.
Go Beyond the Credit Score
Too many landlords rely solely on credit checks when evaluating applicants. But a high credit score doesn’t always mean a reliable renter, and a low one doesn’t always mean trouble. You need a bigger picture:
- Verify income – Confirm that the tenant earns at least 3x the monthly rent. Ask for recent pay stubs or bank statements.
- Review rental history – Look for past evictions, late payments, or landlord disputes. A single incident isn’t always a dealbreaker, but a pattern is.
- Spot red flags – Gaps in rental history, unverifiable references, or inconsistent stories are all signs to dig deeper.
Tenant screening is where eviction prevention truly begins.
How Property Managers Get It Right
A professional property manager doesn’t just “screen”, they follow a system. At RL Property Management, we use a proven process that includes:
- Identity and income verification using reliable documentation.
- Background and eviction checks pulled from national databases.
- Consistent evaluation criteria to ensure fair housing compliance and lower risk.
That consistency leads to smarter decisions and fewer surprises.
Why Better Tenants Mean Fewer Evictions
A well-screened tenant is:
- More likely to pay rent on time every month.
- More likely to follow lease terms without prompting.
- More likely to stay long-term, reducing vacancy and turnover costs.
Think of screening as your first, and most important, line of defense. It’s far less expensive to take your time finding the right tenant than to rush and pay the price later.
If you’re unsure whether your current process is thorough enough, a professional manager can tighten it up and dramatically reduce the chances of eviction.
Communication Prevents Conflict
Clear, early communication is one of the most effective tools for avoiding eviction, and it’s often overlooked. Many landlord-tenant disputes that end up in court could have been resolved with a timely phone call or a clearly written notice.
Don’t Let Silence Create Bigger Problems
When rent is late or a lease rule is broken, the worst thing you can do is ignore it. Delays only make things worse for both sides. Set expectations from the start:
- When rent is due
- What happens if it’s late
- How to handle maintenance requests or disputes
When tenants know what to expect, they’re less likely to push boundaries or shut down.
Professional Mediation Makes a Difference
Property managers act as a buffer between owners and tenants. This keeps things professional, removes emotion, and helps both parties focus on resolving the issue.
At RL Property Management, we follow structured communication timelines and documentation protocols that ensure nothing falls through the cracks, and everything stays respectful and compliant.
Real-World Scenario: Turning Conflict Into Resolution
Here’s a simple but powerful example:
- A tenant misses rent on the 1st.
- A 3-day notice is posted by the 15th, as part of standard procedure.
- Instead of jumping to court, our team follows up directly.
- The tenant shares a short-term hardship, and we help them create a payment plan.
Result? The rent gets paid. The eviction is avoided. The tenant stays. The property keeps producing income.
That’s the power of proactive communication. It doesn’t just prevent conflict, it protects your bottom line.
Why Working With a Property Manager Helps You Avoid Evictions
Avoiding eviction isn’t just about getting lucky with the right tenant; it’s about having systems and support in place that make it harder for things to go wrong. That’s where a property manager becomes invaluable.
Processes That Stop Problems Early
A quality property management company doesn’t wait until tenants stop paying to take action. They’ve built repeatable systems that support consistency and reduce the margin for error:
- Automated rent reminders are sent before and after the due date.
- Clear payment policies are outlined in writing and reinforced early.
- Standardized lease enforcement so every tenant is held to the same expectations.
These steps prevent misunderstandings and prevent small problems from becoming legal ones.
Routine Inspections Catch Red Flags Sooner
Routine inspections do more than just check for property condition; they uncover the early warning signs of lease violations or tenant disengagement:
- Unauthorized pets or occupants
- Unreported maintenance issues (which can lead to bigger repair bills)
- Signs of property neglect or financial instability
When these things are caught early, you can intervene proactively, often avoiding a violation notice or legal action altogether.
How RLPM Handles Non-Payment (And Keeps It Professional)
At RL Property Management, we’ve refined our non-payment process to be both firm and fair:
- Grace period through the 5th of each month.
- If unpaid, we post a 3-day notice around the 15th.
- If no resolution is reached, we initiate eviction, only after exploring payment options or communication attempts first.
This ensures that the tenant has every opportunity to resolve the issue while protecting your right to regain possession if needed.
A Buffer Between You and the Stress
When emotions run high, especially in eviction scenarios, having a professional buffer is a game-changer. A property manager:
- Shields you from uncomfortable confrontations.
- Handles legal coordination and documentation.
- Maintains compliance with local and state eviction laws.
Most importantly, a good property manager brings structure, professionalism, and peace of mind, so you can focus on your investments, not tenant drama.
Prevention Pays: Protecting Cash Flow and Peace of Mind
Evictions are costly, but not just in court fees. The real loss shows up in vacancy downtime, turnover expenses, and stress that distracts you from building your portfolio.
Turnover Costs Add Up Fast ($5,000+)
Even one eviction can trigger a financial domino effect:
- 1–3 months of lost rent
- $1,000+ in repairs and cleaning
- Marketing, showings, and screening for a new tenant
Altogether, preventing just one eviction can save you $2,500–$5,000 or more, depending on how long the unit sits empty and how much work it needs afterward.
Keeping a good tenant, one who pays on time and treats your property with care, is almost always cheaper than replacing them.
Peace of Mind = Predictable Income
Strong systems don’t just prevent eviction, they protect your entire investment. With the right screening, communication, and lease enforcement process in place, you get:
- Fewer surprises
- Fewer vacancies
- More reliable rental income
When your rental properties run like a well-oiled machine, you can stop worrying about the next late payment or court date and start focusing on growth.
Letting go of the day-to-day stress makes room for better decisions, smarter investments, and a healthier return on your real estate portfolio.
Ready to Avoid Evictions Before They Start?
If you’ve ever dealt with a nightmare tenant, you already know, one eviction can derail your entire year. From lost rent to unexpected repairs and legal stress, the impact is real.
But here’s the good news: most evictions are preventable. With the right systems, screening processes, and communication in place, you can protect your property, your time, and your ROI.
That’s where RL Property Management comes in. We help Columbus property owners avoid costly eviction mistakes by handling the hard parts, so you don’t have to.
Contact RL Property Management today for a free rent analysis and eviction risk review. Let’s make your rental business simpler, safer, and more profitable, starting now.