Ohio eviction notice forms are sent by a landlord to inform a tenant that they must remedy a breach of their lease agreement or move out of the premises within the allotted grace period. Another form of this notice, called a lease termination letter, is used to end a month-to-month termination legally.
If a tenant who is served with any of these notices fails to comply, the landlord may file an eviction complaint against them at the Municipal or County Court.
How to Evict a Tenant in Ohio
Step 1: Serve the Notice
Ohio laws require that a landlord send a tenant proper notice before filing an eviction case in court. A copy of the notice and evidence that it was delivered to the tenant must be presented as evidence during the hearing. The notices you may send are:
- 3-Day Notice to Quit for Non-Payment of Rent
- 3-Day Notice to Quit for Non-Compliance
- 30-Day Notice to Quit for Health or Safety Violation
- 30-Day Month-to-Month Tenancy Termination Notice
Step 2: Obtain a Complaint
If the tenant fails to confirm the violation or move out within the grace period provided in the notice, the landlord may file a complaint with the local county or municipal court. Every Ohio court provides its own forms and observes a unique process, so you will need to consult the court clerk during this stage.
Step 3: Serve the Complaint
A copy of the completed complaint and a summons must be served upon the tenant to inform them of the case. The tenant will then have at least 7 days to respond to the landlord’s claims.
Step 4: Appear in Court
If the tenant fails to show up in court or the judge rules in the landlord’s favor, the landlord will receive a Writ of Restitution. This gives the tenant a specified period within which to move out or be removed.
When Is Rent Due in Ohio?
Rent is due in Ohio on the date reported in the original lease agreement and is considered late if it is not paid by that date. A landlord can send a tenant a 3-day notice to pay or quit for late rent.
Related Ohio Court Forms
Please note that the court forms described below are only viable in Cuyahoga County, Cleveland. Tenants and landlords going through the eviction process in other counties must obtain the local municipal court’s necessary documents where the property is located.
How to Write an Ohio Notice to Quit
Step 1: Find the original lease and supply information to your eviction notice exactly as it is indicated in the agreement.
Step 2: Insert the tenant’s full name and contact information. Follow this up with the full property address and lease signature date.
Step 3: Confirm the type of notice you are writing and explain the situation as follows:
- Non-payment of rent – Give the tenant 3 days to pay the due amount or move out. Provide key details such as the rental period, total amount, and preferred payment method.
- Non-compliance – Describe the exact violation and quote the clause in the lease that addresses it. Give the tenant 3 days to fix the breach or surrender the premises to you.
- Health or safety violation – Describe the health or safety breach as it is defined under the Ohio Revised Code § 5321.11. Explain how the tenant may cure their violation and give them 30 days to do so or move out.
- Lease termination – Report an effective termination date that is at least 30 days from the next rent payment date (as indicated in the lease).
Step 4: Explain that you will sue the tenant if they fail to comply to the terms in the notice by your deadline. Sign under your name.
Step 5: Instruct the deliverer to indicate the date, address, and method of delivery under the words’ Certificate of Service.’ They must also supply the recipient’s name and sign below this information.
3-Day Notice to Quit (Non-Payment of Rent)
The Ohio 3-Day Notice to Quit for Non-Payment gives a tenant who is in default of their rent 3 days to pay the amount or move out. Under Ohio laws, the written notice should be delivered by hand to the tenant, posted at their usual place of residence, or sent via certified mail with return receipt.
{Date}
{Tenant’s Name}
{Property Address}
Dear {Tenant’s Name},
This notice is based on your non-payment of rent for the {month} to {month} rental period, now totaling at {total due amount}. It is to demand that you pay this amount or vacate the premises currently in your possession located at {property address} within 3 days after receiving this notice.
If you do not pay the rent or move out by {date}, an eviction action will be initiated against you.
Sincerely,
{Your Name}
{Your Signature}
3-Day Notice to Quit (Non-Compliance)
The Ohio 3-Day Notice to Quit informs a tenant that they have 3 days to cure a violation of the lease agreement (if the breach is curable) or vacate the premises.
{Date}
{Tenant’s Name}
{Property Address}
Dear {Tenant’s Name},
You are hereby notified of your breach of the lease agreement dated {signature date} for the premises located at {property address}. The breach mentioned is {describe the violation}.
You have 3 days from the service of this notice to remedy the situation by {preferred solution} or deliver possession of the premises to the landlord.
If you do not comply by {date}, an eviction action will be initiated against you.
Sincerely,
{Your Name}
{Your Signature}
30-Day Notice to Quit (Health or Safety Violation)
The Ohio 30-Day Notice to Quit for Health or Safety Violation is sent to a tenant who causes harm to themselves or other residents by affecting the health and safety on the property. It gives them 30 days to remedy the situation or vacate the premises.
{Date}
{Tenant’s Name}
{Property Address}
Dear {Tenant’s Name},
You are hereby notified that you must surrender possession of the premises located on {property address} where you are a tenant through the lease agreement dated {signature date}.
You are being asked to leave the premises because {describe the health or safety violation}. You have the right to remedy this breach within 30 days of receiving this notice.
If you do, your lease will be maintained. If you don’t fix the matter or move by {date} further eviction action will be taken against you.
Sincerely,
{Your Name}
{Your Signature}
30-Day Notice to Quit (Month-to-Month Tenancy)
The Ohio 30-Day Notice to Quit for Month-to-Month Tenancy is sent by a landlord or tenant to legally terminate a rental agreement. The effective date must be at least 30 days from the next pay date.
{Date}
{Tenant/Landlord’s Name}
{Property Address}
Dear {Tenant/Landlord’s Name},
I, {your name}, am the {tenant at/landlord of} the property on {property address}. Pursuant to Ohio law (§5321.17), I have elected to terminate the rental agreement dated {signature date} effective {date at least 30 days from next payment date}.
Upon the termination, the deposit for the premises will be sent to {mailing address}. I will also be available for the final inspection on {date}.
Sincerely,
{Your Name}
{Your Signature}
Ohio 3-Day Notice to Quit (Non-Payment of Rent) – Word Template
Ohio 3-Day Notice to Quit (Non-Compliance) – Word Template
Ohio 30-Day Notice to Quit (Health or Safety Violation) – Word Template
Ohio 30-Day Notice to Quit (Month-to-Month Tenancy) – Word Template
Ohio Eviction Notice Forms come in handy when a landlord needs to address a tenant’s breach of the lease agreement. If you decide to send one, you must refer to the original lease and describe the exact violation that has necessitated an eviction notice. You must also give the tenant a grace period befitting their breach, within which they may fix the problem or move out of your property.
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