Three day notice in Columbus Ohio

[Larry Asiak]

Property is in Columbus Ohio.   I’m out of state.   Tenant hasn’t paid rent for December.   Tenant hasn’t been at the rental in December.   Tenant not responding to communications.   Tenant is on social media getting new tatoos and telling people how to live righteously.    Tenant is on a month-to-month lease that was the default of a previous 9 month lease.   

Tenant has some belongings of little or no value in the apartment.    Old beds, couch, beat up bing pong table.    More junk furniture in garage.   

On the 15th I had my mother-in-law, who lives 30 minutes away, serve a 3 day notice.    She handwrote it on a full sheet of paper and photographed it.   It’s on the coffee table right inside the door.   

Because the tenant hasn't had the power on in over 2 months, and the camera wasn't the best, the notice doesn't print perfect, but it's legible. It has all the necessary Ohio wording and has my name and the LLC name the property is in.

We also didn’t know the notice couldn’t include weekends and holidays.   So it had the date of notice, specified 3 days, and specified to move out by the 18th.   

Since the property is in LLC name I have to get a lawyer to handle the eviction.

Lawyer wasn’t impressed with 3 day notice.    Said it might work, but if not it’s a waste of time.   Recommends serving again.   

If my mother-in-law serves a new notice should it have her name on it?   We are hoping to file the eviction when the court re-opens Jan 2nd or 3rd.   It’s a bit tight with holidays and weekends, but I think we have enough time.   

Can the lawyer serve the notice?   This lawyer lives close by but didn’t mention that as a possibility.   

Anyone have a sample they have used in Franklin County?  I found some samples online but they are all a bit different.   

I think it’s unlikely tenant will show up for court, but I’d like to do everything right to make sure this goes on his record.   I’m happy to work with tenants through financial issues, but no communication I can’t handle. 

[Robert Ellis]

Originally posted by @Larry Asiak:

Property is in Columbus Ohio.   I’m out of state.   Tenant hasn’t paid rent for December.   Tenant hasn’t been at the rental in December.   Tenant not responding to communications.   Tenant is on social media getting new tatoos and telling people how to live righteously.    Tenant is on a month-to-month lease that was the default of a previous 9 month lease.   

Tenant has some belongings of little or no value in the apartment.    Old beds, couch, beat up bing pong table.    More junk furniture in garage.   

On the 15th I had my mother-in-law, who lives 30 minutes away, serve a 3 day notice.    She handwrote it on a full sheet of paper and photographed it.   It’s on the coffee table right inside the door.   

Because the tenant hasn't had the power on in over 2 months, and the camera wasn't the best, the notice doesn't print perfect, but it's legible. It has all the necessary Ohio wording and has my name and the LLC name the property is in.

We also didn’t know the notice couldn’t include weekends and holidays.   So it had the date of notice, specified 3 days, and specified to move out by the 18th.   

Since the property is in LLC name I have to get a lawyer to handle the eviction.

Lawyer wasn’t impressed with 3 day notice.    Said it might work, but if not it’s a waste of time.   Recommends serving again.   

If my mother-in-law serves a new notice should it have her name on it?   We are hoping to file the eviction when the court re-opens Jan 2nd or 3rd.   It’s a bit tight with holidays and weekends, but I think we have enough time.   

Can the lawyer serve the notice?   This lawyer lives close by but didn’t mention that as a possibility.   

Anyone have a sample they have used in Franklin County?  I found some samples online but they are all a bit different.   

I think it’s unlikely tenant will show up for court, but I’d like to do everything right to make sure this goes on his record.   I’m happy to work with tenants through financial issues, but no communication I can’t handle. 

 Larry, i'd just find a sample online and use it. I found one before that was used in a different county and i used it here and just changed a few things. I'd also give 24 hour notice to view property to see what is going on. You are permitted to with reasonable notice to enter. This will also allow you to see if the tenant is living there or not. If you have family that lives here i'd use them as much as you can. You also don't need a lawyer to do an eviction. a property manager can, i'd find someone with 500+ units in columbus under managemenet and they probably go down to do them at least 2-3 times a month and just pay them a few hundred to do it.