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Understanding Evictions in Union County, Ohio: A Complete Guide
Evictions in Union County, Ohio are legally referred to as forcible entry and detainer actions under Ohio law. Whether you’re a landlord seeking to regain possession of your property or a tenant facing potential displacement, knowing how the process works, what rights exist, and what resources are available can make a critical difference. This guide explains everything you need to know about evictions in Union County, Ohio, including legal steps, timelines, tenant protections, common reasons for eviction, and support options. This guide applies to cities like Marysville, Plain City, Richwood, Dublin, Jerome Township, and other surrounding areas.
What Is an Eviction?
In Ohio, an eviction is a court-ordered legal process through which a landlord seeks to remove a tenant from a rental property after the tenant fails to meet the terms of their lease or rental agreement. Evictions are not immediate lockouts, they must follow specific legal procedures set out in the Ohio Revised Code Chapter 1923.
Eviction actions usually start when a landlord provides written notice to the tenant and then files a complaint with the local court if the tenant does not comply.
Common Reasons for Eviction
Landlords in Union County, like elsewhere in Ohio, may pursue eviction for several legally recognized reasons, including:
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Non-Payment of Rent: The most common reason. If tenants fail to pay rent as agreed, landlords may issue a three-day notice to vacate.
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Lease Violations: This includes unauthorized pets, subletting without permission, or other breaches of lease terms.
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Property Damage: Substantial damage to the rental unit may justify eviction.
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Illegal or Hazardous Activity: Criminal behavior, drug activity, or safety violations can be grounds for eviction.
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Holdover Tenants: When a tenant remains after the lease ends without landlord consent.
Importantly, landlords must have “good cause” under Ohio law before filing an eviction, and tenants may have defenses if the proper legal process is not followed.
The Eviction Notice: First Step in the Process
Before filing an eviction lawsuit in Union County, Ohio law requires landlords to provide written notice. For most causes such as non-payment or lease violations, this is a three-day notice to vacate.
Per RC §1923.04, the notice must include specific language (as set forth in the statute), which states that the tenant is being asked to leave and that an eviction action may be initiated.
Notices must be delivered by one of the following means:
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Personal delivery to the tenant
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Certified mail with return receipt
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Leaving it at the tenant’s residence or rental unit
After the notice period expires, the landlord may file a complaint in the appropriate Union County court if the tenant has not moved.
Filing an Eviction Complaint
Once a landlord files an eviction complaint, the court issues a summons and schedules a hearing. Tenants must receive proper service of these court documents before the hearing.
At the eviction hearing, tenants have the right to present defenses. Common defenses include:
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Retaliation for reporting health or safety issues
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Disputes over rent payments or lease terms
Ohio law prohibits landlords from using evictions in retaliation; for example, because a tenant reported health or building code violations.
After the Court Hearing
If the court rules in favor of the landlord, the next step is obtaining a judgment for possession. The court will issue a judgment stating that the landlord may regain possession of the property.
Following this judgment, the landlord may request a writ of execution (also called a writ of restitution). This legal order authorizes the Union County Sheriff’s Office or Court Bailiff to physically remove the tenant if they do not leave voluntarily.
Typically, tenants are given a short period to vacate after the writ is issued. If the tenant still refuses to leave, the sheriff enforces the eviction.
How Long Does the Eviction Process Take?
The timeframe for an eviction can vary from case to case. In Ohio, uncontested evictions may take anywhere from a few weeks to several months, depending on court schedules and whether the tenant contests the eviction.
Key phases include:
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Notice period (usually 3–30 days)
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Filing and serving summons
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Tenant response period
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Court hearing and ruling
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Issuance of writ of execution
This timeline can expand if tenants file appeals or request continuances.
Conclusion
Evictions in Union County, Ohio are governed by structured legal procedures designed to balance the rights of landlords and tenants. A clear understanding of the legal steps, from notices to court hearings to enforcement, can help both parties navigate what can be a stressful and complex process.
Whether you’re a tenant worried about losing your home or a landlord seeking to regain your property, knowing Ohio’s eviction laws, your rights, and the available support resources is essential in 2025. When in doubt, seeking legal guidance early in the process can help protect your interests and ensure compliance with state law.
Disclaimer: This post is for general informational purposes only and does not constitute legal advice. Reading this article does not create an attorney-client relationship. Every situation is unique, and you should consult with qualified legal counsel before making decisions regarding your specific business or legal matter.
