Tenants generally make the mistake when contesting evictions of seizing upon any discrepancy in the lease, eviction notice or other paperwork and attempting to use that as a defense. A popular notion is that if the landlord or property manager failed to sign the three day eviction notice then that somehow serves as a defense to the eviction. Ohio Revised Code section 1923.04 governs the Ohio eviction notice and there is no requirement within that section that the landlord sign the three day eviction notice for it to be effective. I often type in the landlord’s name at the bottom of the eviction notice in lieu of obtaining a signature.
1923.04 simply requires that –
A party desiring to commence an action under this chapter shall notify the adverse party to leave the premises, for the possession of which the action is about to be brought, three or more days before beginning the action, by certified mail, return receipt requested, or by handing a written copy of the notice to the defendant in person, or by leaving it at his usual place of abode or at the premises from which the defendant is sought to be evicted.
Every notice given under this section by a landlord to recover residential premises shall contain the following language printed or written in a conspicuous manner: “You are being asked to leave the premises. If you do not leave, an eviction action may be initiated against you. If you are in doubt regarding your legal rights and obligations as a tenant, it is recommended that you seek legal assistance.”
Those are the basic and legal requirement of the Ohio three day eviction notice.