Landlord/Tenant in ohio

[Jason Michel]

I moved from ohio to FL about 5 years ago and rented my old house out in ohio. First tenants were good no issues, second ones are a nightmare. I have a strict no pets policy, I know they have atleast 2, also have one of their mothers living with them without being approved or on lease, I also believe there is some damage that has been done. I sent them a notice to quit in beginning of Jan with the 31st to vacate, they obviously haven't. They paid Feb, paying 5 days late every month but it gets paid but want to evict on all the other issues.  I also found items I left in the property for the property being sold by tenant on a facebook garage sale.  Bottom line i need these tenants OUT.  So my next order of business is going to be taking a trip and trying to get an inspection. So I have a couple questions.  I know ohio has a reasonable notice requirement of 24 hours, so I don't have problem with that, I normally communicate with tenant via Text.  Would this be an acceptable method to deliver notice?  I could also post notice on door after I get in town in addition.  Do i need permission after that from tenant or can I just go in and do my inspections? Does tenant have to be there?  Second question is if tenant is present but has specific doors closed(bedrooms etc), can i access those area's.  I believe thats where they are hiding animals.  Also as far as unathorized tenant, any tips on what can constitute proof. We have someone that goes by the house daily and notices both animals in windows and the unauthorized tenant on porch smoking

[Ricardo R.]

@Jason Michel with 24 hours notice minimum the Tenant does not have to be present, but they can be. In regards to inspection, you should take a 2nd party with you for the inspection, if you don't have a second party then use a body cam, if you don't have or don't want to get a body cam, then set your phone on record - extremely important for Tenants that may claim items have gone 'missing' or which claim they were promised items during your inspection. Regarding lease violations such as pets, photos of such will do however, be sure to limit your photos to lease violations, damages and maintenance.  As far as notifying the Tenant of your upcoming inspection, if they typically reply to you via email, use email (it doesn't matter whether they consent or not; it only matters than any reply is a confirmation of receipt - ensure it's the same Tenant email address used in previous correspondence), you can use text as well but not as your primary, if they don't reply via email send your inspection notice via USPS with 'proof of mailing' (allow time for deliver before inspecting @ 7 days) - highly recommended in this situation regardless. On entry: Knock, wait a min, knock, wait a min, knock, wait a min, unlock the door, announce your entry, wait a min, enter.