Evictions

Nobody gets into rental property hoping to evict someone. When it becomes necessary, the only thing that matters is doing it correctly the first time, because in Ohio a procedural mistake costs you roughly a month of lost rent and you begin again.

This is the part of management most owners have never done and most badly underestimate.

How an Ohio eviction actually runs

1. A valid three-day notice. ORC Chapter 1923 requires specific statutory language in the notice. A notice missing it is defective, and a defective notice loses the case no matter how far behind the tenant is.
2. Let the three days run before filing. Filing early is functionally the same as filing with no notice at all.
3. File in the correct court. Montgomery County alone has five courts hearing evictions, split by municipality. Filing in the wrong one gets you dismissed, not transferred. We keep a full jurisdiction breakdown.
4. Appear at the hearing. A landlord who does not appear loses regardless of the merits.
5. Obtain the writ and coordinate the bailiff for the set-out. The judgment alone does not restore possession.
6. Secure the property — locks drilled and replaced — and assess the scope of work to get it rent ready again.

What our fee covers, and what it does not

Eviction handling is $795. That covers our time in court, coordinating with the attorney, scheduling and meeting the bailiff to regain possession, drilling the locks, and assessing the property’s scope of work for rent readiness.

It does not include attorney fees or court costs. Those are billed by the attorney and the court directly, and we tell you what they will be before we file rather than after. Posting a notice that cannot be delivered by mail or email is $30.

We would rather be plain about that split than quote you one number and surprise you with two more.

The best eviction is the one that did not happen

Almost every eviction we inherit was avoidable at month one. It became unavoidable somewhere around month three, when the arrears passed what the tenant could realistically repay.

That is why our rent collection process starts on day one and why screening is done to written criteria. Eviction is the failure mode we design the rest of the process to avoid, not a service we are trying to sell you.

We are a management company, not a law firm. This is general information about Ohio procedure, not legal advice. Evictions we handle involve an attorney.

What this costs you

$795 for eviction handling, excluding attorney and court fees. $30 to post a notice that cannot be delivered by USPS or email. Everything on the fee schedule.

Questions

How long does an Ohio eviction take?

It depends on the court’s docket and whether the tenant contests. Done correctly it moves at the speed of the calendar; done incorrectly it restarts, which is the outcome worth paying to avoid.

Can I just change the locks?

No. Self-help eviction is unlawful in Ohio and exposes you to liability far exceeding the rent you are owed. Never do this.

Do I have to go to court?

We handle the appearance as part of the fee. You are kept informed rather than involved.

What about the money owed?

A money judgment is separate from possession and collectability varies. We will be realistic with you about it rather than optimistic.

Get a free rental analysis

Send us the address and we will tell you what it rents for today, what it would rent for after specific work, and whether you should rent it or sell it. No cost, no obligation, usually back within two business days.

Rather talk? Call 937-999-3890 or email hello@daytonproper.com. Our office is at 729 Salem Ave, Dayton, OH 45406.