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Ohio Eviction notice (nonpayment)

Last reviewed 2026-10-23

What notice does a landlord have to give before evicting for unpaid rent in Ohio?

At least 3 days' written notice to leave the premises before filing an eviction action, with required statutory language.

Verified Source: R.C. 1923.04(A) · last checked 2026-10-23

How this works in Ohio

Ohio requires a notice to leave the premises at least three days before you file, and for residential property it must include specific warning language word for word. The notice can go by certified mail, by hand, or left at the tenant's home or the premises.

Step by step in Ohio

  1. Write a notice to leave the premises.
  2. Include the required language in a conspicuous way, starting "You are being asked to leave the premises."
  3. Serve it by certified mail with return receipt, by hand, or by leaving it at the tenant's usual place of abode or the rental.
  4. Wait three or more days before filing in court.
  5. Keep proof of service.

Common Ohio mistakes to avoid

Sources for this section: Ohio Rev. Code § 1923.04(A) (checked 2026-10-17)

This is general information, not legal advice. The verified rule and official sources above control. Check the source or a local attorney for your situation.

Related Ohio rules

Eviction court process & timeline

The summons must be served at least 7 days before trial, and the possession hearing can't be sooner than the 7th day after service is complete. Other claims have a 28-day answer date.

Verified Source: Ohio Rev. Code § 1923.06(A), (H) · last checked 2026-10-23 · Full Ohio eviction court process & timeline page

Eviction filing fees

No state statute setting eviction filing fees was found in Ohio Rev. Code chs. 5321 and 1923 (reviewed by full-text search). Filing fees are set locally by each municipal or county court.

Verified Source: Ohio Rev. Code chs. 5321 and 1923 (reviewed by full-text search) · last checked 2026-10-23 · Full Ohio eviction filing fees page

Lockouts and utility shutoffs

Banned. A landlord may not cut off utilities or services, exclude the tenant, or threaten unlawful acts to regain possession except through the eviction statutes, or seize the tenant's belongings to collect rent without a court order. The tenant may recover damages and attorney's fees.

Verified Source: Ohio Rev. Code § 5321.15 · last checked 2026-10-23 · Full Ohio lockouts and utility shutoffs page

Retaliation protections

Yes. A landlord may not raise rent, cut services, or bring or threaten an eviction because the tenant complained to a code agency or to the landlord about maintenance, or joined with other tenants to bargain collectively. The tenant may use it as an eviction defense, recover possession or terminate, plus damages and attorney's fees.

Verified Source: Ohio Rev. Code § 5321.02 · last checked 2026-10-23 · Full Ohio retaliation protections page

Holdover tenants

A landlord may file an eviction action against a tenant who is holding over after the term, even where the retaliation rules would otherwise apply.

Verified Source: Ohio Rev. Code § 5321.03(A)(4) · last checked 2026-10-23 · Full Ohio holdover tenants page

Rent withholding / escrow

If the landlord doesn't fix a problem within a reasonable time after written notice (30 days at most), a tenant who is current on rent may deposit rent with the court clerk, ask the court to order repairs, or end the lease. This doesn't apply to student tenants or to landlords with 3 or fewer units who give written notice of that.

Verified Source: Ohio Rev. Code § 5321.07 · last checked 2026-10-23 · Full Ohio rent withholding / escrow page

Same topic in neighboring states

All Ohio landlord-tenant law · Ohio landlord FAQ · Security deposit limit · Deposit return deadline · Notice to enter · Required lease disclosures · Required disclosures (mold, lead, radon, bedbug, asbestos, flood zone)

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