You’ve got squatters. You’re furious. And you’re Googling “can I just shut off their water?”
I get it. After 25 years and 1,700+ Ohio properties, I’ve seen every version of this nightmare. And here’s what I need you to know right now: No — turning off utilities is illegal in Ohio, and it could land you in court.
But here’s the good news: you don’t have to fight this battle.
The Hard Truth About Squatters in Ohio
Squatters are people occupying your property without permission. And in Ohio, they have more protection than you think.
Ohio Revised Code Section 5321.15 makes it crystal clear: you cannot shut off utilities to force them out. That’s considered “self-help eviction,” and it’s illegal. You also can’t change the locks, remove their belongings, or threaten them.
The only legal way to remove a squatter? Court.
And trust me — it’s slow, expensive, and exhausting.
The Legal Eviction Route (AKA The Hard Way)
Here’s what you’re signing up for if you go the traditional legal route:
Step 1: Serve a Notice to Vacate
You have to formally notify the squatter they need to leave. This takes time and costs money to serve properly.
Step 2: File a Forcible Entry and Detainer Action
This is Ohio’s eviction lawsuit process under ORC Section 1923. You’ll pay court filing fees (usually $100–$250), and you’ll need to wait for a court date.
Step 3: Attend the Hearing
You’ll go to court. The squatter might show up. They might claim tenant rights. You’ll need evidence, documentation, photos — the works.
Step 4: Get the Eviction Order
If you win (and you usually do), the court issues an eviction order.
Step 5: Wait for the Sheriff
The sheriff enforces the order. But they’re backed up. In some Ohio counties, this can take 2–4 more weeks.
Step 6: Clean Up and Repair
Once they’re gone, you’re left with damage, trash, unpaid utilities in your name, and a property you still need to deal with.
Total Timeline? 60–120 days. Sometimes longer.
Total Cost? $2,000–$5,000+ in legal fees, utilities, repairs, and lost time.
Hard Way vs. EZ Sell Way
| The Hard Way (Legal Eviction) | The EZ Sell Way (Cash Offer) |
|---|---|
| 60–120 days minimum | Close in as little as 7 days |
| $2,000–$5,000+ in legal fees, utilities, and repairs | $0 out of pocket — we buy as-is |
| You deal with angry squatters, court dates, and sheriffs | We handle everything after you say yes |
| You still own a damaged property after eviction | You walk away with cash and no property stress |
| Risk of squatter damage, retaliation, or delays | No risk — we buy regardless of condition or occupancy |
Real Story: Squatters in a Dayton Duplex
A woman named Karen inherited a duplex in Dayton. She lived two hours away. By the time she found out someone was living there, they’d been squatting for four months.
Her attorney told her the eviction process would take 90+ days and cost around $3,500. After that, she’d need to clean out the property, make repairs (the squatters had trashed the kitchen), and then list it.
Total projected timeline: 6+ months.
Total projected cost: $8,000–$12,000.
Karen called me instead.
I made her a cash offer in 48 hours. We closed in 12 days. She didn’t spend a dime, didn’t step foot in court, and never had to deal with the squatters again.
Her words:
“I was so stressed I couldn’t sleep. Mike took the whole mess off my hands. I got my check, and I moved on with my life. I can’t believe I almost went the court route.”
What the Law Actually Says (And Why It Doesn’t Help You)
- ORC 5321.15: You can’t shut off utilities. Period.
- ORC 2911.21: You can file trespassing charges, but that’s a separate criminal process — and it doesn’t get them out faster.
- ORC 1923: The eviction process. Legal, yes. Fast or easy? Not even close.
- ORC 4933.12: The Public Utilities Commission of Ohio protects squatters from utility disconnections. Even if they don’t pay.
You can follow the law to the letter and still be stuck for months.
Why Selling for Cash Makes More Sense
Look, I’m not a lawyer. And if you want to go the legal route, that’s your right. But after doing this for 25 years, I can tell you this:
Time vs. Money.
You can spend 3–6 months and thousands of dollars evicting squatters, repairing your property, and listing it with a Realtor® — and hope it sells.
Or you can sell your Ohio house fast to me in two weeks, walk away with cash, and never think about it again.
I buy properties with squatters all the time. I handle the eviction. I handle the cleanup. I handle everything. You just sign the paperwork and get paid.
If you’re tired of dealing with this mess, let me take it off your hands. Fill out the form below and I’ll run the numbers on your property today.
Sell Your Dayton House Fast For Cash
Bottom Line
Squatters are protected by Ohio law. You can’t shut off their utilities. You can’t change the locks. You can’t force them out.
You can evict them legally — but it’ll cost you time, money, and peace of mind.
Or you can sell the property as-is to someone who deals with this for a living.
I’ve bought over 1,700 properties in Ohio. Squatters don’t scare me. Liens don’t scare me. Damage doesn’t scare me.
What scares people is being stuck in a nightmare they didn’t ask for.
If that’s you, let’s talk.
Would you like me to run the numbers on your property today?
Frequently Asked Questions
Can I legally turn off utilities on a squatter in Ohio?
No. Ohio Revised Code Section 5321.15 prohibits property owners from shutting off utilities to force out a squatter. This is considered illegal self-help eviction.
How long does it take to evict a squatter in Ohio?
The legal eviction process typically takes 60–120 days, depending on court schedules and whether the squatter contests the eviction.
What is the cost of legally evicting a squatter in Ohio?
Eviction costs typically range from $2,000–$5,000, including court filing fees, legal representation, sheriff enforcement, and property cleanup after removal.
Can I sell my Ohio property with squatters still in it?
Yes. Cash buyers like EZ Sell Homebuyers purchase properties with squatters as-is and handle the eviction process themselves after closing.
What are my legal rights as a property owner against squatters in Ohio?
You have the right to file eviction through a Forcible Entry and Detainer action (ORC 1923), pursue trespassing charges (ORC 2911.21), and seek civil damages — but all must go through the court system.