Landlord-tenant attorneys
Ohio Landlord Tenant Law (Andrew Ruzicho)
Ohio Landlord Tenant Law is an eviction practice for Ohio landlords, published alongside a free step-by-step eviction guidebook written for landlords who want to understand or conduct the process themselves. The site says the practice covers most of Ohio and will travel, naming Cincinnati, Cleveland, Toledo and Dayton, and that it also works with out-of-state landlords who own Ohio property.
The published material walks through the statutory process: the three day notice to vacate, the forcible entry and detainer complaint filed under Ohio Revised Code Section 1923, service of the complaint by the clerk of courts, and a hearing usually held before a magistrate. It explains that under Ohio Revised Code Section 5321.15 self-help evictions, meaning lockouts or disposal of a tenant's property outside the statutory process, expose a landlord to actual damages and attorneys fees, plus common law claims for conversion and trespass that can carry punitive damages.
Other guidance covers accepting rent after filing and the waiver problem it creates, the risk of letting tenants direct-deposit rent, affidavits in lieu of live testimony, negotiating with a tenant before the hearing, red tag and set-out procedures in Franklin County and Stow, what happens after the hearing, how bankruptcy affects an eviction, and collections after judgment: a second cause of action for damages, wage garnishment, bank account garnishment, vehicle execution and locating former tenants.
The site carries an "ADVERTISEMENT ONLY" notice and states that use of the site does not constitute legal advice and does not create an attorney-client relationship. No phone number or office address appears on the pages crawled; contact runs through the site's attorney pages, which are organized by city.
Best for
Ohio landlords, including out-of-state owners of Ohio rentals, who need an eviction filed and handled, or who want to understand the statutory process and the traps in it before filing themselves.
What they do
- Eviction filings for Ohio landlords
- Representation for out-of-state owners of Ohio property
- Forcible entry and detainer hearings
- Second cause of action for damages after eviction
- Wage and bank account garnishment
- Vehicle execution against former tenants
- Free Ohio three day eviction notice form
- Landlord's Guide to Ohio Evictions
What stands out
- Says it practices throughout most of Ohio and will travel, naming Cincinnati, Cleveland, Toledo and Dayton.
- Works with out-of-state landlords who own property in Ohio.
- Publishes a free Ohio eviction guidebook and a free three day notice form.
- Carries an "ADVERTISEMENT ONLY" notice and states that using the site does not create an attorney-client relationship.
Common questions
- Can an Ohio landlord lock a tenant out or remove their property?
- No. Ohio Revised Code Section 5321.15 prohibits self-help evictions, meaning locking a tenant out or disposing of the tenant's property without going through the statutory eviction process in Ohio Revised Code Section 1923.04. A landlord who does so can be liable for actual damages and attorneys fees, and faces common law claims for conversion, trespass and trespass to chattels, which can support punitive damages.
- Can a landlord accept rent after posting a three day notice?
- Not without risk. A court will dismiss the eviction if the landlord accepted rent after posting the three day notice to vacate, because acceptance waives the notice. A mailed check can be returned and cash refused, but money paid directly into the landlord's bank account counts as acceptance, which is why allowing tenants to direct-deposit rent creates a problem.
- How soon is an eviction hearing scheduled?
- In Franklin County an eviction hearing usually takes place three weeks after the complaint is filed. Landlords can indicate on the civil cover sheet that they want a hearing in 14 days, which schedules it two weeks after filing. Once a forcible entry and detainer complaint is served, a hearing is generally held within about 15 days.
- Is it worth pursuing money damages against an evicted tenant?
- Most landlords do not, on the view that a tenant evicted for nonpayment is unlikely to pay. Landlords who do pursue damages should first find out where the tenant has moved or where the tenant works, so the tenant can be served for the money damages claim.