May a home owner be subject to eviction?
Generally, no. However, here are a few exceptions:

1. Mobile home owners - See Your Rights and Responsibilities as a Mobile Home Owner.

2. Purchasing on Land Contract - You may be subject to eviction if you have paid less than 20% (including downpayment) toward the total purchase price and have lived in the home for less than five (5) years. See Sample Land Contract.

3. Rent to Own - If you have a rental agreement with provisions that would allow you to become a home owner at a later date (when the lease ends or you have secured financing and signed a purchase agreement) but you are still on the lease, you are still a tenant and can be subject to eviction.

How does the eviction process start?
All evictions in Ohio must begin with a “Notice to Leave Premises,” (commonly referred to as a three-day (3-day) notice). See Sample Three-Day Notice. Note that some notices may contain extra language if you live in housing built and/or subsidized by the government.

Can my landlord then come over and throw out all my belongings?
No. Your landlord must wait three (3) days and then file an eviction action with the local court.

How will I know if my landlord files in court?
The court will deliver to you a copy of the complaint the landlord filed along with a summons prepared by the court to tell you what to do. Read both the summons and complaint carefully.

Can I get a lawyer to represent me?
Perhaps. Contact your local legal aid program. Find your local legal aid office now.

How will I get the court papers?
You should get two (2) copies: One (1) by regular mail; and, one (1) more by certified mail, personal (hand delivered) service, or by leaving it at the residence.

How will I know when to go to court?
Read the summons carefully, since that information will be somewhere on the summons, but each court system prepares their own summons differently.

Should I go to court?
Yes, even if you move. If you think your landlord is wrong and should not be allowed to evict you, this is your chance to convince the court your landlord is wrong. Be prepared because you may not get another chance.

Why should I go if I have moved?
Tell the court you have moved, returned the keys to your landlord, have removed all the possessions you intended to take with you, and that you will not return. The court should dismiss the eviction claim if you have already given possession back to the landlord. DO NOT ASSUME THAT YOUR LANDLORD WILL DO THIS FOR YOU, THEREFORE BELIEVING THAT IT IS NOT NECESSARY FOR YOU TO GO TO COURT.

Will I have much time to prepare for my case?
No. Like most states, Ohio has an expedited eviction process. In Ohio, each county is permitted to create their own schedule for evictions; however, Ohio eviction law does require that you get the court papers at least seven (7) days before your court date. If you receive your court papers less than seven (7) days before your court date, tell the court and you should set a continuance.

Can I bring letters and/or receipts with me to court?
Yes, and you should do so if they help explain your story. Keep in mind that letters from people who speak up in your behalf may be disallowed by the court as “hearsay.”

Does this mean I should bring witnesses with me to court instead of letters written by them?
Yes. This is always the best way to make sure that what they have to say can be heard by the court.

What should I do when I go to court?

• First and foremost — be on time! If you are late and your case has already been heard, you probably will not get another chance unless you have an extremely compelling reason.

• Second, let someone from the court know you are there (typically the judge or magistrate will have a bailiff to assist them and call cases).

• Third, sit in the courtroom to listen for your case to be called and be ready to tell the court your story when called.

Can I get a lawyer?
Of course. You may pay a lawyer to represent you. If you want some advice you may contact your local bar association. Some give referrals. You may be expected to pay the referral lawyer. Rates vary greatly.

What if I can’t afford a lawyer?
Contact your local legal aid program to see if they can assist you. Although legal aid is free, not every person is entitled to a lawyer. There are simply far more people contacting legal aid for help than there are lawyers available to represent all. However, even if your local legal aid is unable to represent you, they may be able to provide with written information and/or general advice at a clinic that may help you prepare for your day in court. Find your local legal aid office now.