• Rent Grace Period: No laws.
• Non-Payment of Rent: 3 days.^[1][2]
• Non-Compliance: 3 days.^[1][3]
• Health & Safety Violation: 30 days.^[4]
• Termination (Month-to-Month Lease): 30 days.^[5]
• Eviction Filing: Forcible Entry and Detainer.^[6]

Utility Shutoff – Any landlord who terminates a tenant’s utility services as a means to kick them out is liable for damages caused to the tenant, as well as attorney fees.^[7]

Changing the Locks – Any landlord who unlawfully excludes a tenant from the premises is liable for damages caused to the tenant, as well as attorney fees.^[7]

The below court forms are only applicable for use in Cuyahoga County, Cleveland. If the eviction is taking place in another county, the landlord or tenant must obtain the necessary paperwork from their local municipal court.

Notice to Leave Premises – Provides the tenant with three days’ notice to vacate the premises after failing to pay rent or other non-compliance with the lease.

Notice to Terminate Tenancy – Landlords may serve this notice upon monthly tenants to notify them that their tenancy will expire in 30 days.

24 Hour Notice – Informs the tenant that the landlord will access their unit within 24 hours.

Complaint in Forcible Entry and Detainer – Filed by the landlord after serving the tenant the appropriate notice period to vacate.

Defendant’s Answer (Sample of page 4) – Used by the tenant to respond to an eviction complaint filed against them. Must be filed within 28 days after receiving a court summons.

In Ohio, you need to notify your tenant before you can go to court to evict them. You must save a copy of the notice and evidence that you delivered it to the tenant for court. The notices that can be served, depending on the breach, are as follows:

• 3-Day Notice to Quit (Non-Payment of Rent)
• 3-Day Notice to Quit (Non-Compliance)
• 30-Day Notice to Quit (Health or Safety Violation)
• 30-Day Notice to Quit (Month to Month Tenancy)

If the tenant does not move or cure the problem within the time period allowed, a landlord may proceed to the Local Municipal or County Court and obtain a Complaint. In Ohio, each court has its own form and process, so it is important that you ascertain what the requirements are for the court you are in.

Filing fees vary by municipality. For example:

• Franklin County: $123 – $163^[8]
• Cleveland: $110^[9]
• Hamilton County: $110^[10]

Once you have filed a complaint, the court will issue a Summons and a copy of the Complaint to the tenant. The tenant will have a minimum of seven days from receipt of the Summons to respond and file the Answer.

The landlord should make sure to have copies of the notice, evidence that it was delivered, as well as copies of documents that show the breach by the tenant. If the tenant does not show up when instructed and/or the judge finds in favor of the landlord, the court will issue a Writ of Restitution which gives the tenant a certain number of days to vacate.