How to Fill Out Ohio Complaint in Forcible Entry and Detainer + FAQs

The Ohio Complaint in Forcible Entry and Detainer is the lawsuit a landlord files in municipal or county court to legally remove a tenant and recover possession of a rental property under Ohio Revised Code Chapter 1923. Every Ohio landlord who wants a court-ordered eviction must file this complaint after serving a proper 3-Day Notice to Leave and waiting the required notice period.

Ohio courts process more than 100,000 eviction filings each year, and the Ohio Supreme Court’s eviction data dashboard shows that a large share are dismissed for paperwork errors that the landlord could have prevented. Filing the complaint correctly the first time is the difference between a 3–5 week eviction and a case that gets thrown out and restarted from scratch.

Here is what this guide covers:

📄 What the Forcible Entry and Detainer complaint is and who must file it
🗂️ Exactly which documents and information you need before you start
✍️ A line-by-line walkthrough of every box, caption, and signature on the form
🏘️ Three full scenarios showing how real landlords complete the form
⚖️ How to file in person, by mail, and through Ohio e-filing portals, plus what happens after the clerk stamps your case

What the Form Is and Who Must File It

The Ohio Complaint in Forcible Entry and Detainer (often called an “FED complaint” or simply an “eviction complaint”) is the civil pleading authorized by R.C. 1923.02 that asks a court to restore possession of real estate to its rightful owner. The complaint usually has two main parts: the First Cause of Action asks the judge to order the tenant out, and the Second Cause of Action asks the judge to award unpaid rent and money damages. Some landlords add a Third Cause of Action for future rent or holdover damages when a written lease allows it.

Any person or entity with a legal right to possess Ohio real estate can file. That includes individual landlords, LLCs, property managers acting under written authority, mobile home park operators under R.C. 1923.02(A)(13), purchasers at a sheriff’s sale, and successor owners after foreclosure. Ohio does not have a single statewide form. Each municipal or county court publishes its own version, such as the Franklin County Municipal Court FED complaint, the Cleveland Housing Court complaint, the Hamilton County Municipal Court eviction packet, and the Akron Municipal Court forms page.

The form is governed primarily by R.C. Chapter 1923, but it interacts with the Ohio Landlord-Tenant Act in R.C. Chapter 5321, the Ohio Rules of Civil Procedure, and the federal Servicemembers Civil Relief Act at 50 U.S.C. § 3931. Filing the wrong court’s form, or filing in the wrong division, gets the case dismissed without a hearing on the merits.

The plain-English purpose is simple: it is the only legal way to remove a tenant in Ohio. Self-help eviction — changing locks, shutting off utilities, or removing belongings — violates R.C. 5321.15 and exposes the landlord to actual damages, attorney fees, and statutory penalties.

Before You Start: Documents and Information You Need

Pull every document below into one folder before you open the complaint form. Missing items are the single biggest reason FED cases get continued or dismissed. The clerk will not chase you for paperwork, and the magistrate will not delay the trial just because you left something on your desk.

The signed lease or rental agreement. This proves the tenant relationship and the rent amount. Without it, the magistrate may rule you have no enforceable contract for the Second Cause of Action.
The 3-Day Notice to Leave. Required by R.C. 1923.04. The exact statutory language must appear on the notice or the case is dismissed.
Proof of service of the 3-Day Notice. Photo, certified-mail receipt, or sworn affidavit of posting. No proof, no eviction.
A complete rent ledger. Shows date-by-date charges, payments, and balance. Magistrates rely on it for money judgments.
The tenant’s full legal name as it appears on the lease. Wrong names produce unenforceable judgments and trigger motions to vacate.
The property address with zip code and unit number. Missing unit numbers cause bailiffs to refuse the set-out.
Your filing fee. Usually $123–$200+ depending on the county, with extra cost when you add money damages.
Military status information for each adult tenant. Required by the SCRA and verified through the DoD SCRA database.
An LLC or corporate authorization document if the property is owned by an entity. Pro se entity filings are restricted in Ohio under Disciplinary Counsel v. Givens, which generally requires an attorney for entity-owned properties seeking money damages.
Recent photos and condition records if you are alleging damage beyond normal wear and tear under R.C. 5321.05.

If any item is missing, fix it before you file. Filing without proof of the 3-Day Notice almost guarantees a dismissal at the first hearing.

Where to Get the Form and How to Access It

Ohio’s 88 counties and dozens of municipal courts each publish their own FED complaint, so you must use the form from the court that has jurisdiction over the rental property. The general rule under R.C. 1923.03 is that the case is filed where the property is located. Filing in the wrong court is a jurisdictional defect, not a clerical mix-up, and the case must be refiled.

For Columbus rentals, download the Franklin County Municipal Court forms. For Cleveland and most of Cuyahoga County, use the Cleveland Housing Court forms library. For Cincinnati and Hamilton County properties, pull the packet from the Hamilton County Clerk of Courts. Akron landlords use the Akron Municipal Court forms portal, and Toledo landlords use the Toledo Municipal Court Clerk’s site. Smaller jurisdictions list forms on their county court or municipal court websites.

Most courts publish the complaint as a fillable PDF. Some, like Franklin County and Cuyahoga County, accept e-filing through their electronic filing portals. The Ohio Supreme Court Standard Forms library does not include a standardized FED complaint, which is why the local form rules.

Always confirm the revision date printed on the bottom of the form before you fill it in. Courts update FED forms frequently, especially when R.C. Chapter 1923 is amended or when new local rules take effect. Using a stale form risks rejection by the clerk’s intake desk.

Step-by-Step: How to Fill Out the Ohio Complaint in Forcible Entry and Detainer Line by Line

This walkthrough follows the structure shared by most Ohio municipal and county FED complaints. Each H3 below is a separate field, box, or signature block. Use the exact labels printed on your county’s version even when the wording differs slightly from this guide.

Court Caption: Court Name, Division, and County

The top of every Ohio FED complaint asks you to identify the court. The box typically reads “IN THE MUNICIPAL COURT OF ________, ________ COUNTY, OHIO” or “IN THE COURT OF COMMON PLEAS, ________ COUNTY, OHIO.”

To answer it, write the full court name and the county where the rental property sits. Use all capital letters because clerks scan captions for indexing.

For example, Maria Lopez writing for a duplex on East Main Street in Columbus enters FRANKLIN COUNTY MUNICIPAL COURT. A landlord in rural Vinton County writes VINTON COUNTY COURT.

The most common edge case is property that straddles two municipal jurisdictions, such as a Columbus rental that is technically in Worthington. The controlling rule under R.C. 1923.03 is the property’s actual address, not the mailing city.

A common mistake is writing “Franklin County Court” when the proper court is the Franklin County Municipal Court. The consequence: the clerk rejects the filing and returns it, costing you days the tenant continues to live rent-free.

A frequent misconception is that you can pick the most convenient court. Ohio FED venue is mandatory, not permissive, and a wrong-court filing is dismissed sua sponte.

Case Number and Case Type Code

The clerk fills in the case number after you submit, but you must check the right “Case Type” box on courts that ask for it (typically a code like “1A” for Forcible Entry and Detainer with damages or “1B” for restitution only).

Leave the case number blank. Check the case type that matches your causes of action.

For example, Carlos Reyes filing only for possession checks Restitution Only; Janet Walker who also wants $2,400 in back rent checks FED with Money Damages.

If you are not sure which code matches your filing, look at the Franklin County FED filing chart or call the clerk’s civil division before you mail or upload.

A common mistake is checking both “restitution only” and “money damages.” That contradiction triggers a clerk’s office reject email, and your filing date does not count until you correct it.

A misconception is that the case number gets assigned by the magistrate. The clerk’s intake software assigns it the moment fees post.

Plaintiff’s Name and Address

This block identifies you as the landlord. The form usually says “Plaintiff” followed by lines for name, street, city, state, and zip.

Enter the legal owner exactly as the deed and lease show it. If the property is owned by an LLC, write the LLC’s full registered name from the Ohio Secretary of State business search.

For example, Maple Ridge Holdings LLC writes MAPLE RIDGE HOLDINGS LLC, 250 N High St, Suite 200, Columbus, OH 43215. Maria Lopez writing as an individual landlord enters MARIA LOPEZ, 88 Bryden Rd, Columbus, OH 43205.

The most common edge case is properties owned by trusts or partnerships. Trusts file in the trustee’s name “as Trustee of the ___ Trust,” and partnerships file under the registered partnership name.

A common mistake is naming a property manager as plaintiff when the manager is not the owner of record. The court dismisses for lack of standing and you forfeit the filing fee.

A misconception is that abbreviating “LLC” to “Co.” or omitting “LLC” is harmless. Ohio courts treat entity names as exact strings, and a missing “LLC” can void any judgment you obtain.

Defendant’s Name and Address

Name every adult tenant on the lease and add “and All Other Occupants” so the writ covers any unauthorized residents.

Use full legal names from the lease. If you only know nicknames, use “John Doe” placeholders allowed under Civ. R. 15(D).

For example, Carlos Reyes names DEREK J. WILLIAMS, MICHELLE A. WILLIAMS, and ALL OTHER OCCUPANTS, 412 Sycamore Ln, Apt 3B, Columbus, OH 43204.

A common edge case is a tenant who married mid-lease and changed names. List both names: “Michelle Williams f/k/a Michelle Carter.”

A common mistake is leaving off “and All Other Occupants.” If a boyfriend or adult child is living there without being on the lease, the bailiff cannot remove them and you must refile.

A misconception is that a quitclaim deed from the tenant to a third party transfers the lease. It does not — the lease still binds the original tenant under R.C. 5321.04.

Property Address (Premises Description)

The complaint requires a full description of the rental property the court will order returned to you.

Write the street number, street name, unit or apartment number, city, county, state, and zip code. Add a brief legal description if available from the deed.

For example, Janet Walker enters 1827 W 25th St, Unit 4, Cleveland, Cuyahoga County, Ohio 44113, more particularly described as Lot 47 in the Ohio City Plat, as recorded in Volume 12, Page 88 of the Cuyahoga County Records.

The edge case worth flagging is mobile home lots: under R.C. 1923.02(A)(13), you describe the lot and the home’s serial number, not just an address.

A common mistake is omitting the unit number in a multi-unit building. The bailiff arrives at the wrong door and refuses to perform the set-out.

A misconception is that the zip code is optional. Ohio bailiffs route by zip, and missing zips cause set-outs to be canceled.

First Cause of Action: Forcible Entry and Detainer Allegations

This is the heart of the complaint. You allege that the defendant unlawfully holds the property and that you served a 3-Day Notice as required by R.C. 1923.04.

Check the box that matches your reason: nonpayment, breach of lease, holdover after notice, drug activity under R.C. 5321.17(C), or other statutory grounds. Then state the date you served the 3-Day Notice and the method of service.

For example, Maria Lopez writes Plaintiff served Defendants with a written 3-Day Notice to Leave on March 4, 2026, by posting on the front door and mailing by ordinary U.S. Mail. More than three days have elapsed and Defendants remain in possession.

A common edge case is week-to-week or month-to-month tenancies that require a separate 30-day termination notice under R.C. 5321.17 before the 3-Day Notice. Skipping that 30-day step is fatal.

A common mistake is dating the notice the day rent was late instead of the day the notice was actually delivered. The judge counts from the delivery date.

A misconception is that emailing or texting the 3-Day Notice satisfies the statute. Ohio law requires personal delivery or posting plus mail; electronic-only service is invalid.

Second Cause of Action: Money Damages for Unpaid Rent

This count seeks money the tenant owes — back rent, late fees, and lease-defined damages.

State the unpaid amount, the date it became due, and any contractual late fees. Attach a rent ledger as an exhibit.

For example, Carlos Reyes writes Defendants owe Plaintiff $3,150.00 in unpaid rent for February and March 2026, plus $150.00 in contractual late fees, for a total of $3,300.00 with interest at the statutory rate from March 6, 2026.

The edge case here is security deposits: under R.C. 5321.16, you must credit the deposit before you sue, or the tenant gets double damages.

A common mistake is asking for “future rent” inside the Second Cause of Action. Future rent generally belongs in a Third Cause of Action and only when the lease has an acceleration clause.

A misconception is that the magistrate awards the rent automatically when the tenant fails to appear. You must still prove the amount with a ledger and lease.

Third Cause of Action: Future Rent / Holdover Damages (Optional)

When the lease lets you accelerate or recover holdover rent, this count captures it.

State the per-diem holdover rate and the period covered. Cite the lease paragraph that allows the recovery.

For example, Janet Walker writes Pursuant to Paragraph 14 of the lease, Defendants owe holdover damages of $80.00 per day from April 1, 2026 until possession is restored.

The edge case is residential leases that are silent on holdover. Without a clause, the magistrate usually limits damages to fair rental value.

A common mistake is doubling the rent automatically. Ohio does not allow statutory double rent without a contract clause authorizing it.

A misconception is that the Third Cause survives even if the First Cause is dismissed. If you lose possession, related future-rent claims usually fail too.

Prayer for Relief

The “Wherefore” clause tells the court exactly what you want.

List each form of relief: restitution of the premises, money judgment in a stated amount, court costs, interest at the statutory rate, and attorney fees if the lease allows.

For example, Maple Ridge Holdings LLC writes Wherefore, Plaintiff prays for restitution of the premises, judgment of $3,300.00 plus interest at the statutory rate, court costs, and attorney fees per Paragraph 22 of the lease.

The edge case is asking for attorney fees without a lease clause or a fee-shifting statute. Ohio follows the American Rule, so you need a written hook for fees.

A common mistake is leaving out “court costs.” Without that line, the clerk cannot tax costs against the tenant.

A misconception is that the Wherefore clause is boilerplate. Anything not requested cannot be awarded under Civ. R. 54(C).

Verification or Affidavit

Many Ohio courts require the complaint to be verified — meaning you swear under oath that the facts are true.

For example, Maria Lopez signs Maria Lopez, Plaintiff, and the notary writes Sworn to before me this 8th day of April, 2026.

The edge case is e-filed verifications, where some courts (including Cuyahoga County) accept electronic notarization under R.C. 147.60.

A common mistake is signing without a notary on a court that requires verification. The clerk rejects the filing.

A misconception is that the property manager’s signature is enough. Only the plaintiff or an authorized agent with a written power of attorney can verify.

Servicemembers Civil Relief Act (SCRA) Affidavit

Federal law in 50 U.S.C. § 3931 requires an affidavit stating whether each adult defendant is on active military duty.

Run each adult defendant through the DoD SCRA database, print the result, and attach it. State on the affidavit whether the defendant is, is not, or whether status is unknown.

For example, Carlos Reyes writes Based on a search of the DMDC database on April 8, 2026, neither Derek J. Williams nor Michelle A. Williams is on active military duty.

The edge case is when the database returns “unknown.” You must state that, and the court may appoint counsel for the absent servicemember.

A common mistake is skipping the affidavit on default judgments. Default without an SCRA affidavit is voidable for years afterward.

A misconception is that the SCRA only applies to commercial leases. It applies to all residential evictions where rent falls under the threshold in 50 U.S.C. § 3951.

Plaintiff’s Signature Block

The signature block at the bottom binds you to the truth of the complaint under Civ. R. 11.

Sign in ink (or apply a court-approved e-signature), print your name, list your address, phone, and email, and add an attorney bar number if represented.

For example, Janet Walker signs Janet Walker, Plaintiff Pro Se, 4180 Lakeview Dr, Lakewood, OH 44107, (216) 555-0144, jwalker@email.com.

The edge case is LLCs filing pro se: per Disciplinary Counsel v. Givens, an LLC must hire counsel for the Second Cause of Action even though it can pursue the First Cause pro se under R.C. 1925.17.

A common mistake is signing electronically on a court that requires wet ink. Always check local rules first.

A misconception is that a typed name in the signature line counts as a signature. It does not on most Ohio courts unless the e-filing portal has authenticated you.

Required Attachments (Exhibits A–C)

Most counties require you to attach the lease (Exhibit A), the 3-Day Notice (Exhibit B), and proof of service (Exhibit C).

Label each exhibit with a cover sheet, paginate them, and reference them inside the complaint.

For example, Maple Ridge Holdings LLC attaches Exhibit A — Residential Lease dated June 1, 2025, Exhibit B — 3-Day Notice to Leave dated March 4, 2026, and Exhibit C — Affidavit of Service by Posting and Mail.

The edge case is oral leases. Attach a sworn statement describing the oral terms and rent amount.

A common mistake is filing the complaint without any exhibits. Many magistrates dismiss at the first hearing because they cannot verify the lease.

A misconception is that the clerk will request missing exhibits. They will not — the burden is on the plaintiff.

Three Filled-Out Examples Using Real Scenarios

Scenario 1: Maria Lopez — Nonpayment of Rent on a Month-to-Month Lease

Form Section	What Maria Enters
Court	FRANKLIN COUNTY MUNICIPAL COURT, FRANKLIN COUNTY, OHIO
Plaintiff	MARIA LOPEZ, 88 Bryden Rd, Columbus, OH 43205
Defendant	DEREK WILLIAMS and ALL OTHER OCCUPANTS, 412 Sycamore Ln Apt 3B, Columbus, OH 43204
Property Description	412 Sycamore Ln, Apt 3B, Columbus, Franklin County, OH 43204
First Cause	Nonpayment of $1,100 rent due March 1, 2026; 3-Day Notice posted March 4, 2026
Second Cause	$1,100.00 unpaid rent plus $50 late fee = $1,150.00
SCRA Affidavit	DMDC search 04/08/2026 — Defendant not on active duty
Prayer	Restitution of premises, $1,150.00 judgment, interest, costs
Verification	Notarized signature dated April 8, 2026

Scenario 2: Maple Ridge Holdings LLC — Breach of Lease for Unauthorized Occupants

Form Section	What Maple Ridge Enters
Court	CLEVELAND MUNICIPAL HOUSING COURT, CUYAHOGA COUNTY, OHIO
Plaintiff	MAPLE RIDGE HOLDINGS LLC, 250 N High St, Suite 200, Columbus, OH 43215
Defendant	MICHELLE WALKER and ALL OTHER OCCUPANTS, 1827 W 25th St Unit 4, Cleveland, OH 44113
Property Description	1827 W 25th St, Unit 4, Cleveland, Cuyahoga County, OH 44113
First Cause	Breach of Paragraph 9 (no unauthorized occupants); 30-day notice 02/01/26; 3-Day Notice 03/05/26
Second Cause	$0 — possession only
SCRA Affidavit	DMDC search 04/02/26 — not on active duty
Prayer	Restitution of premises and court costs
Verification	Notarized by attorney on behalf of LLC

Scenario 3: Carlos Reyes — Drug Activity Eviction Under R.C. 5321.17(C)

Form Section	What Carlos Enters
Court	HAMILTON COUNTY MUNICIPAL COURT, HAMILTON COUNTY, OHIO
Plaintiff	CARLOS REYES, 7720 Reading Rd, Cincinnati, OH 45237
Defendant	JAMAL THORNTON, ALICIA THORNTON and ALL OTHER OCCUPANTS, 3349 Burnet Ave, Cincinnati, OH 45229
Property Description	3349 Burnet Ave, Cincinnati, Hamilton County, OH 45229
First Cause	Drug activity per R.C. 5321.17(C); 3-Day Notice served 03/12/26 (no 30-day notice required for drug evictions)
Second Cause	$2,400 unpaid rent; $400 property damage
Third Cause	Holdover at $90/day from 04/01/26
SCRA Affidavit	DMDC verified 04/05/26 — not on active duty
Prayer	Restitution, $2,800 judgment plus per diem, interest, costs, attorney fees per lease ¶22

How to File the Completed Form

Ohio courts accept the FED complaint through several channels, but each county sets its own fee, payment method, and proof-of-filing rules. Confirm the channel before you drive downtown or hit “submit.”

In person at the clerk’s office. Bring the original complaint, all exhibits, and one extra copy per defendant. Filing fees usually run $123 (Franklin County first-cause-only filing), $159 (Cleveland Housing Court), and $195 (Hamilton County with money damages). Most clerks accept cash, money order, or credit card with a small surcharge. The clerk stamps your copy as proof.

By U.S. Mail. Mail the original, copies, and a check or money order to the clerk’s civil division. Include a self-addressed stamped envelope for return of a stamped copy. Processing takes 3–7 business days. Always send certified mail with return receipt so you can prove the filing date if a deadline is contested.

Through e-filing portals. Many large counties accept electronic filing. Examples include the Franklin County e-Filing portal, the Cuyahoga County Common Pleas e-File system, and the Hamilton County e-Filing site. Fees post by ACH or credit card. The portal returns a stamped PDF as your proof of filing — save it and back it up.

By fax. A few smaller municipal courts still accept fax filings under local rule, but most have phased it out. Always call the clerk before faxing.

After filing, the clerk issues a summons and forwards it to the bailiff or sheriff for service under Civ. R. 4.1. Keep your stamped copy in the case folder until the writ of restitution issues.

What Happens After You File

Once the complaint hits the docket, the clerk sets the First Cause hearing — usually 15 to 30 days out — and the bailiff serves the summons by personal service or residence service under Civ. R. 4.1. The First Cause hearing is short and decides only possession; the Second Cause is set later for damages.

If the magistrate rules for the landlord, the court issues a judgment for restitution of premises and sets a move-out deadline. If the tenant has not left by the deadline, the landlord files a Praecipe for Writ of Restitution (sometimes called a “red tag” request). Bailiffs typically execute the writ within 5–10 days, depending on county scheduling and weather.

The Second Cause hearing produces a money judgment that you can collect through wage garnishment under R.C. 2716.02, bank attachment, or judgment liens. The judgment is good for 21 years if you keep it active under R.C. 2329.07.

Tenants can file an answer, a counterclaim under R.C. Chapter 5321, or a motion to stay execution. Be ready for habitability counterclaims, retaliation defenses under R.C. 5321.02, and rent-escrow deposits under R.C. 5321.07.

Mistakes to Avoid When Filling Out the Form

Serving a defective 3-Day Notice. The notice must include the statutory tenant-rights language from R.C. 1923.04. Missing language voids the case.
Filing before the 3-day clock runs. Counting starts the day after service. Filing on day 3 instead of day 4 triggers dismissal.
Skipping a required 30-day termination notice. Month-to-month tenancies usually need both notices. Skipping the 30-day step ends the case.
Naming the wrong plaintiff. A property manager is not the owner of record. The wrong plaintiff means no standing.
Leaving “All Other Occupants” off. Bailiffs cannot remove anyone not named. Hidden occupants stay.
Forgetting the SCRA affidavit. A default without it is voidable. The tenant can attack the judgment for years.
Omitting the unit number. Bailiffs refuse to perform set-outs on incomplete addresses.
Suing the wrong court. Wrong-county filings cost the filing fee and waste the 3-day notice.
Including future rent without a contract clause. The magistrate strikes it on the spot.
Filing as an LLC pro se for money damages. Ohio bars unauthorized practice of law, and the Second Cause gets dismissed.
Forgetting the verification notary stamp. Some courts reject the entire complaint.
Ignoring local rules. Each court has its own exhibit and caption rules; using a generic template invites rejection.

Do’s and Don’ts

Do’s

Do use the exact form posted by the court that has jurisdiction over the property — local forms beat generic templates every time.
Do attach the lease, the 3-Day Notice, and the proof of service so the magistrate has everything in one packet.
Do run an SCRA database check on every adult defendant before signing the affidavit, because relying on memory invites a void judgment.
Do calculate damages exactly to the penny against your rent ledger so the magistrate can sign the judgment without questions.
Do keep a stamped copy of the filed complaint in a separate folder so you can prove the filing date if the tenant disputes it.
Do read your court’s local rules at least once before filing so you know unique exhibit and caption requirements.

Don’ts

Don’t change locks, shut off utilities, or remove belongings — self-help violates R.C. 5321.15.
Don’t backdate the 3-Day Notice, because a judge who notices the mismatch dismisses on the spot.
Don’t email or text the 3-Day Notice as your only service method, because Ohio law does not recognize it.
Don’t file as an LLC without an attorney for the money-damages count, because R.C. 1925.17 limits pro se filings.
Don’t wait until the day before the hearing to gather your ledger, because magistrates rarely grant continuances for landlord prep.
Don’t rely on the clerk for legal advice, because clerks are barred from giving it under Ohio Supreme Court rules.

Pros and Cons of Filing on Your Own vs. With Help

Pros of filing pro se

Saves attorney fees that often run $300–$750 for an uncontested FED case.
Keeps the landlord in direct control of every filing decision and timeline.
Builds first-hand knowledge of R.C. Chapter 1923 that helps with future evictions.
Allows quicker filing because you do not wait on a lawyer’s calendar.
Produces direct communication with the magistrate and bailiff with no middleman.

Cons of filing pro se

Procedural mistakes cost more than the attorney fees you saved.
Tenant counterclaims under R.C. 5321.07 can overwhelm a non-lawyer.
LLC owners cannot file the money-damages count pro se under Ohio’s UPL rules.
Self-represented landlords statistically lose more habitability defenses than those with counsel.
Errors in the SCRA affidavit can void the judgment and expose you to federal damages.

Filing in Person vs. E-Filing in Ohio

Filing Channel	Key Detail
In person	Stamped copy returned same day; cash or card with surcharge
Mail	3–7 day delay; certified mail strongly recommended
E-filing	Stamped PDF returned within minutes via the Franklin County portal or Cuyahoga County portal
Fax	Disappearing — confirm with the clerk first

FAQs

Do I have to serve a 3-Day Notice before filing the complaint?

Yes. R.C. 1923.04 requires a written 3-Day Notice with the exact statutory language before you file the FED complaint, and skipping it ends your case.

Can I file the complaint by email?

No. Ohio courts do not accept FED complaints by email; you must file in person, by mail, or through an authorized e-filing portal like the Franklin County portal.

Do I write my LLC’s name or my personal name as Plaintiff?

Yes, if the LLC owns the property, the LLC is the plaintiff exactly as registered with the Ohio Secretary of State. Naming yourself personally creates a standing defect.

Do I have to check the box for “money damages” if I only want the tenant out?

No. You can pursue restitution only by checking the First Cause box and leaving the Second Cause empty, which lowers the filing fee and speeds the hearing.

Can a property manager sign the complaint instead of the landlord?

No, unless the manager has a written power of attorney; otherwise the verification fails and the clerk rejects the filing under local court rules.

Is the SCRA affidavit really required for civilian tenants?

Yes. 50 U.S.C. § 3931 requires the affidavit on every default, even if you are sure the tenant is civilian, because skipping it makes the judgment voidable.

Do I include the unit or apartment number in the property description box?

Yes. Bailiffs route set-outs by unit number, and an FED judgment without “Unit 4” or “Apt 3B” cannot be executed without a costly amended writ.

Can I add late fees to the Second Cause of Action?

Yes, if the lease specifies them. Without a written late-fee clause, the magistrate strikes the late-fee request and lowers the judgment.

Do I list “John Doe” if I do not know the roommate’s name?

Yes. Civ. R. 15(D) allows John Doe defendants, and adding “and All Other Occupants” lets the bailiff remove any unnamed adult living in the unit.

Can I evict without a written lease?

Yes. Oral leases are enforceable in Ohio under R.C. 5321.04; you simply attach a sworn statement describing the rent terms instead of a lease exhibit.

Do I need to wait for a court hearing if the tenant moves out after filing?

No. You file a notice of voluntary dismissal, but you may keep the Second Cause active to recover unpaid rent and damages.

Can I serve the 3-Day Notice on a Sunday?

Yes. Ohio law does not bar Sunday service of the 3-Day Notice, and the 3-day clock starts the next day regardless of weekend or holiday.

Do I have to credit the security deposit before suing for back rent?

Yes. R.C. 5321.16 requires you to apply the deposit and itemize deductions, or the tenant gets double damages plus attorney fees.

Can I evict for partial rent payment?

Yes, if you do not accept the partial payment as full satisfaction. Cashing the check after serving the 3-Day Notice can waive the eviction.

Is the filing fee refundable if the tenant moves out?

No. Ohio clerks do not refund the filing fee even when the case is dismissed early, though you can ask the court to tax costs against the tenant.

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