Out of state, need help posting 3 day notice

Dayton, Ohio
Managing Your Property
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Out of state, need help posting 3 day notice

Lauren Adair
Las Vegas, NV · Member since 2025 · 8 posts · 23 votes

Hi all,

I have a duplex in Dayton, Ohio with inherited tenants. January rent was late. February rent hasnt been paid at all, despite them saying that they'd pay earlier this month. Now they have stopped all communication with me. 

I live out of state. Does anyone know how I'd go about posting a legal 3 day notice on the door of the property? 

The contact I had in Ohio has since moved, and I self manage. 

Thanks for your help. I haven't had the pleasure of dealing with a non paying tenant yet...

7Reply
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Lydia Winn
Member since 2025 · 91 posts · 55 votes
8mo

@Janice Carter is correct. I would gladly pay a service like EZ Evict or similar to help with this.  

4Reply
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  • Chase Busick
    Realtor · Oklahoma City · Member since 2020 · 258 posts · 139 votes
    8mo

    @Lauren Adair

    Oh no! I'd ensure it's a 3 day notice & not a 5 day. Might just be Ohio, as every state is different.

    Draft it up, send it via text, email, post it physically & if not there certify mail it. Ensure the amounts & all the data are correct. Follow the lease. Oof you post it today & they notice then better. If not certified mail will be Tuesday. Usually an attorney will consider the certified mail sent/posted when sent out.

    If you want to outsource after the notices, find a good eviction attorney for your local area to handle the rest. Usually the eviction process requires a lot, & can be hard to be on top of if first time.

    If they submit partial payment, you'll need to resubmit another based on amount paid & if any was applied to rent.

    1Reply
  • Janice Carter
    Real Estate Broker · Atlanta · Member since 2024 · 1k+ posts · 607 votes
    8mo

    Lauren, if they have stopped communicating and February hasn’t been paid, you will want to move quickly. In Ohio, the 3-day notice must be properly served (posted on the door, hand-delivered or certified mail depending on local court requirements). Since you are out of state, you definitely need boots on the ground. Trying to manage this remotely without local support can slow things down and create procedural mistakes. I would strongly recommend lining up local representation before filing.

    4Reply
  • Lydia Winn
    Member since 2025 · 91 posts · 55 votes
    8mo

    @Janice Carter is correct. I would gladly pay a service like EZ Evict or similar to help with this.  

    4Reply
  • Bo SmithPro Member
    Hinton, WV · Member since 2026 · 1k+ posts · 373 votes
    8mo

    For Ohio, you can mail the 3-day notice certified mail return receipt requested if you can't post in person. Most counties accept this. Also document everything with photos - date, time, placement. Does your county require specific wording on the notice?

    1Reply
  • Kerlous TadresBusiness Member
    Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
    7mo

    I would recommend you hire a local process server (or an Ohio eviction attorney) to serve the notice and give you an affidavit cheap insurance so you don’t get delayed. If you have to do it yourself, Ohio guidance commonly allows service by posting it at the unit (often the door), hand delivery, or certified mail. Take a clear photo, note the date/time, and keep copies. After it’s served, you generally don’t count that day as one of the three days, and once the notice period runs, you file the eviction in the correct court for where the property is located.

    [email protected]614-490-1163
    Kerlous Tadres | Reafco Real Estate541 Reviews
    WebsiteView Page
    2Reply
  • Patricia Steiner
    Real Estate Broker · Hyde Park Tampa, FL · Member since 2019 · 2k+ posts · 3k+ votes
    7mo

    Here's the Landlord/Tenant Law in Ohio - and texting/emailing is not an option:

    "In Ohio, a service notice to quit (or "Notice to Leave the Premises") is a required, written legal document initiating the eviction process, typically giving tenants 3 days to vacate for non-payment or lease violations. It must be served, by hand, certified mail, or leaving it at the unit."  (End)

    If you're not able to post it on their door, take a photo of it posted (taped) so you have a date/time stamp, I would send it by overnight mail (FedEx) and by Certified Mail. And, do it now.

    And, this:  please know the Landlord/Tenant laws pertaining to your investment.  In Ohio, there are several online sites including this one: https://codes.ohio.gov/ohio-revised-code/chapter-5321

    You're running a business so you must know the laws governing it. The laws are different in each state (more common than different) so getting advice on BP from someone outside your state is probably not the best resource - unless they look it up for you, as I did.

    1Reply
  • Bill B.
    Investor · Las Vegas, NV · Member since 2013 · 8k+ posts · 10k+ votes
    7mo

    I’d probably use the same people that are going to show it to new tenants and make it ready for showings.  (Along with change locks, provide keys, take photos, install a lockbox, let vendors in, etc.)

    If you don’t have those people lined up now’s a good time to hire them if you’re not going to hire a PM. 

    Ps. You pry want to make sure utilities are on so pipes don’t freeze. 

    1Reply
  • Jim Johnson
    Real Estate Agent · Memphis · Member since 2026 · 583 posts · 345 votes
    7mo

    You’re in Ohio, so the process matters.

    For nonpayment, Ohio requires a 3-day notice to leave the premises before you can file for eviction. The notice has very specific language that must be included (including the statutory warning about court proceedings). If that wording isn’t correct, the case can get delayed.

    Since you’re out of state, you have a few practical options:

    • Hire a local process server to post the notice and provide an affidavit of service.
    • Use a local eviction attorney — many will handle notice + filing for a flat fee.
    • In some counties, landlords can post and mail, but since you’re not local, third-party service is safer for proof.

    The notice typically must be:

    • Posted at the property (often on the door)
    • And/or served personally or via certified mail (best practice is to have documentation)

    Given communication has stopped, I’d recommend using a local attorney or process server so service is documented correctly. A small upfront cost can prevent procedural delays later.

    Also, don’t wait for payment promises at this point — serve the notice, and if they pay before filing, you can always pause.

    In eviction cases, speed and proper service matter more than anything.

    1Reply
  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    7mo
    Quote from @Lauren Adair:

    Hi all,

    I have a duplex in Dayton, Ohio with inherited tenants. January rent was late. February rent hasnt been paid at all, despite them saying that they'd pay earlier this month. Now they have stopped all communication with me. 

    I live out of state. Does anyone know how I'd go about posting a legal 3 day notice on the door of the property? 

    The contact I had in Ohio has since moved, and I self manage. 

    Thanks for your help. I haven't had the pleasure of dealing with a non paying tenant yet...

    Welcome to BiggerPockets, Lauren. I’m not an attorney, but generally in Ohio you are allowed to serve a 3-day notice by posting it in a conspicuous place on the property, typically taped to the main entry door, as long as it is clearly visible and properly completed with the required statutory language and tenant/property details. Many landlords either post it themselves and document it (photos, timestamp, witness if possible) or hire a local process server, property manager, or sometimes even the sheriff/courier service to post it and provide proof of service, which can be very helpful since you are out of state. Ohio law usually considers service complete on the date it’s posted, not when the tenant actually reads it, but you want to be very careful that the notice format and delivery method are correct because mistakes can delay or dismiss an eviction. If you’re unsure or this is your first non-pay situation, it may be worth paying a local eviction attorney or service company just for the notice step to make sure everything is clean before filing. Good luck — unfortunately this is part of landlording at some point, but once you go through it once, it becomes much less intimidating.

    [email protected]614-300-7535
    Jimmy Lieu, Red 1 Realty4.9120 Reviews
    WebsiteView Page
    1Reply
  • Arman AhmedPro Member
    Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 956 votes
    7mo

    @Lauren Adair

    For a situation like this, the 3-day notice has to be written correctly, include the exact amount owed, and be physically posted at the property or delivered in a legally accepted way before an eviction can be filed, so documentation and accuracy are critical. Most out-of-state owners solve this by hiring a local attorney, process server, or dependable property manager to post the notice and provide proof of service, which helps avoid court delays. Since communication has already stopped, acting quickly and following the proper legal steps is usually the best way to stop further lost rent and regain control of the property.

    [email protected]614-418-6081
    1Reply
  • Jules Aton
    MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
    7mo

    You have been offered good options but I would also consider going yourself to lay eyes on your investment. I’m sure it won’t be convenient but you have a lot of money sitting on that patch of land. Even with the best manager site visits are generally a good idea. 

    0Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    7mo
    Quote from @Lauren Adair:

    Hi all,

    I have a duplex in Dayton, Ohio with inherited tenants. January rent was late. February rent hasnt been paid at all, despite them saying that they'd pay earlier this month. Now they have stopped all communication with me. 

    I live out of state. Does anyone know how I'd go about posting a legal 3 day notice on the door of the property? 

    The contact I had in Ohio has since moved, and I self manage. 

    Thanks for your help. I haven't had the pleasure of dealing with a non paying tenant yet...


     I recommend getting a PM for sure. Otherwise, contact a local attorney in dayton that can represent you and do your eviction. You still need someone to show up on your behalf to court (which is why a PM is important).

    [email protected]614-802-5698
    ReafCo | Ahmed Group 539 Reviews
    WebsiteView Page
    2Reply
  • Marc RiceBusiness Member
    Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2018 · 2k+ posts · 1k+ votes
    7mo
    Quote from @Lauren Adair:

    Hi all,

    I have a duplex in Dayton, Ohio with inherited tenants. January rent was late. February rent hasnt been paid at all, despite them saying that they'd pay earlier this month. Now they have stopped all communication with me. 

    I live out of state. Does anyone know how I'd go about posting a legal 3 day notice on the door of the property? 

    The contact I had in Ohio has since moved, and I self manage. 

    Thanks for your help. I haven't had the pleasure of dealing with a non paying tenant yet...

    Since you self-manage, I would advise speaking with an attorney

    [email protected]614-363-2787
    Marc Rice | Investor Friendly Agent at Reafco Tailwind Team574 Reviews
    WebsiteView Page
    0Reply
  • Mario Benavidez
    Property Manager · Cleveland · Member since 2025 · 52 posts · 28 votes
    7mo
    Hi@Lauren Adair

    I sent you a direct message on How I can help.

    0Reply
  • Allison Park
    Member since 2024 · 158 posts · 88 votes
    7mo

    Hey Lauren, you could try finding a local Facebook REI group and post for someone who can do an eviction locally. Local investors can give you referrals on PMs, RE agents, or law firms that help private land lords with this.

    0Reply
  • Joseph TadresPro Member
    Real Estate Agent · Columbus, OH · Member since 2025 · 184 posts · 179 votes
    7mo

    Hey Lauren! 

    I just had to evict a tenant out of my single family in Dayton, could recommend a lawyer for you!

    0Reply
  • Alfath AhmedBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
    7mo
    Quote from @Lauren Adair:

    Hi all,

    I have a duplex in Dayton, Ohio with inherited tenants. January rent was late. February rent hasnt been paid at all, despite them saying that they'd pay earlier this month. Now they have stopped all communication with me. 

    I live out of state. Does anyone know how I'd go about posting a legal 3 day notice on the door of the property? 

    The contact I had in Ohio has since moved, and I self manage. 

    Thanks for your help. I haven't had the pleasure of dealing with a non paying tenant yet...


     I can connect you with a good pm or good eviction attorney in dayton. I own property there and sell a lot as well. In situations like these, have a boots on the ground deliver 3-day notice and always start the eviction process early. Don't waste time and get a resolution. Good luck!

    [email protected]614-802-5698
    ReafCo | Ahmed Group 539 Reviews
    WebsiteView Page
    0Reply
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