In Ohio, an eviction is a court case called forcible entry and detainer . A landlord who wants a tenant out has to give written notice, file a case, win it, and then have a court bailiff enforce the order [1][5]. Each step has its own deadline. The timelines below are from the Franklin County Municipal Court in Columbus; other courts work similarly but set their own schedules and fees.
At a glance
- Notice before filing
- At least 3 days, in writing [1]
- Hearing (Columbus)
- 14 to 21 days after filing [1]
- After the landlord wins
- Red tag, then 5 days to leave [3]
- Set-out deadline
- By the end of the 10th day [3]
- Who supervises removal
- A court bailiff, never the landlord alone [3][5]
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Landlord gives a 3-day notice to leave At least 3 days before filing
The landlord serves a written Notice to Leave the Premises. The Franklin County court points to Ohio Revised Code 1923.04 and says three business days is ideal.
Franklin County Municipal Court, Filing an Eviction
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Landlord files a forcible entry and detainer case After the notice period
The complaint goes to the municipal or county court clerk with a copy of the notice and any written lease. A first cause asks only for possession; a second cause adds a claim for money. Companies and LLCs must use a lawyer.
Franklin County Municipal Court, Filing an Eviction; First and Second Cause
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Tenant gets a summons with the hearing date Hearing 14 to 21 days after filing (Franklin County)
In Columbus, the hearing is usually set 14 to 21 days after filing, depending on how the papers are served. Tenants can ask about free legal aid, rental assistance and free mediation before the hearing.
Franklin County Municipal Court, Filing an Eviction; Eviction Court
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Hearing before a magistrate On the hearing date
If mediation doesn't settle it, the magistrate hears both sides. If the tenant doesn't come, the case can be decided without them; if the landlord doesn't come, the case is dismissed.
Franklin County Municipal Court, Eviction Court
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Writ of restitution and the red tag Writ within 30 days of judgment; 5 days to leave
If the landlord wins, the landlord asks for a writ. A court bailiff posts a red tag on the door, and the tenant has 5 days, counting weekends and holidays, to move out.
Franklin County Municipal Court, Writs of Restitution and Set-Outs
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Supervised set-out After the 5 days, by the 10th day
If the tenant is still there, the landlord's crew removes belongings while a bailiff supervises. Under Ohio Revised Code 1923.14, as the court explains it, the set-out has to happen before the end of the 10th day. Locks can't be changed until the set-out is done.
Franklin County Municipal Court, Writs of Restitution and Set-Outs
The 3-day notice
Before filing, the landlord must give the tenant a written Notice to Leave the Premises at least three days before filing, under Ohio Revised Code 1923.04 as the Franklin County court explains it. The court says three business days is ideal [1]. The landlord attaches a copy of the served notice to the eviction complaint [1].
Filing the case
The landlord files a complaint with the court, attaching the notice and any written lease [1]. In Franklin County, only the deeded owner can file without a lawyer; corporations, LLCs and trusts must use an attorney at every stage [1].
A case can have two parts. The first cause decides whether the tenant has to move. A second cause is the landlord’s claim for money; a tenant who gets one must file an answer, or the landlord can ask for a default judgment for the full amount [4].
| Item | Cost |
|---|---|
| File for possession only | $124 |
| File for possession plus money | $161 |
| Service (up to 3 defendants at one address each) | $25 |
| Writ of restitution | $35 |
| Supervised set-out | $45 |
The hearing
The tenant receives a summons with the hearing date. In Columbus, hearings are set 14 to 21 days after filing, depending on how the papers are served [1]. Before the hearing, tenants can talk with a Legal Aid Society of Columbus lawyer about free representation, get screened for help with past-due rent, and try free mediation at the courthouse [2].
If mediation doesn’t settle things, a magistrate hears both sides. If the tenant doesn’t come, the magistrate decides without them; if the landlord doesn’t come, the case is dismissed [2].
After the judgment: red tag and set-out
If the landlord wins, the landlord can get a writ of restitution up to 30 days after judgment in Franklin County [3]. A bailiff then posts a red tag on the door. The tenant has 5 days, counting weekends and holidays, to move out [3].
If the tenant is still there, the landlord can schedule a set-out: the landlord’s crew removes the tenant’s belongings while a bailiff supervises. The court says the set-out must happen after the 5 days pass and before the end of the 10th day, under Ohio Revised Code 1923.14. The landlord can’t go in before the bailiff arrives and can’t change the locks until the set-out is done [3].
Rent problems and repairs
Holding back rent because of repairs doesn’t protect a tenant from eviction. If repairs are needed, Franklin County tenants can put their rent into escrow with the court instead, and the court says a landlord can’t evict a tenant only because they escrowed the rent [2][5].
An eviction filing becomes a public record even if the case is later dismissed [5].
Where to get help
- Franklin County Municipal Court Self Help Resource Center: Monday to Friday, 9 a.m. to 3 p.m.; court main number (614) 645-8214 [5].
- Legal Aid Society of Columbus: free representation for eligible tenants in eviction cases [2].
- Community Mediation Services: free mediation at the courthouse [2].
Sources
- Franklin County Municipal Court: Filing an Eviction, What You Need to Know
- Franklin County Municipal Court: Eviction Court
- Franklin County Municipal Court: Instruction sheet for writs of restitution and set-outs
- Franklin County Municipal Court: First and second cause in an eviction
- Franklin County Municipal Court: Debunking common eviction myths
- Franklin County Municipal Court: Local Rule 13, Schedule 9.00, Costs and Fees
Common questions
How much notice does an Ohio landlord have to give before filing an eviction?
At least 3 days, with a written notice to leave the premises. The Franklin County Municipal Court says three business days is ideal.
How long does a tenant have to leave after losing an eviction case in Columbus?
After the court issues a writ, a bailiff posts a red tag on the door. The tenant then has 5 days, counting weekends and holidays, to move out. If they're still there, a supervised set-out can follow, and it has to happen by the end of the 10th day.
Can an Ohio landlord change the locks or call the police to remove a tenant?
No. The court says the only legal way to remove someone from a home is the eviction process. Police will send the landlord to court, and locks can't be changed until a court-supervised set-out is finished.