Ohio Quiet Title Action: Complete Guide for 2025
Everything you need to know about filing a quiet title action in Ohio—costs, timeline, legal requirements, and when you actually need one.
Ohio Quiet Title Cost Breakdown
| Court Filing Fee | $300 - $400 |
| Service of Process | $20 - $50 per defendant (certified mail) |
| Publication (if needed) | $400 - $1,000 (can be expensive) |
| Title Search | $250 - $400 |
| Attorney Fees(Uncontested) | $2,500 - $6,000 (uncontested) |
| Total Range | $3,000 - $7,000 (uncontested) | $7,000 - $20,000+ (contested) |
Costs vary by county and case complexity. Contested cases involving disputes or trials can significantly exceed these estimates.
Ohio Quiet Title Timeline
Title Search & Complaint Preparation
2-3 weeksAttorney conducts a title search, identifies defendants, and prepares the complaint.
Filing & Service by Mail
3-6 weeksComplaint filed, and attempts made to serve all defendants via certified mail.
Service by Publication (if needed)
6-8 weeksIf mail service fails, an affidavit is filed, and notice is published for 6 weeks.
Response Period
28 daysDefendants have 28 days to file an answer after service is complete.
Default Judgment or Trial
4-8 weeksIf no response, a motion for default judgment is filed. If contested, the case proceeds toward trial.
Final Judgment & Recording
2-3 weeksThe court issues a final judgment, which is then recorded in the county records.
Note: These timelines assume an uncontested action. If any party disputes your claim, the process can extend significantly due to discovery, motions, and potential trial.
Ohio Legal Requirements
- Governing Statute
- Ohio Revised Code § 5303.01
- Court
- Court of Common Pleas
- Jurisdiction
- County where property is located
- Service Requirements
- Service by certified mail is common. If address unknown or certified mail is returned undelivered, service by publication is required.
- Publication Requirements
- Publication must be for 6 consecutive weeks in a newspaper of general circulation. Defendants have 28 days after last publication to respond.
When You Need a Quiet Title in Ohio
- After purchasing from an Ohio tax foreclosure or auditor's sale
- To clear title on heir property with multiple descendants
- Removing old, unreleased "dower" rights or mortgages
- Correcting errors in legal descriptions or deeds
- Resolving boundary line disputes
- Extinguishing claims after an adverse possession period (21 years)
Ohio-Specific Considerations
- Ohio is a hybrid state with both tax lien and tax deed sales, but quiet title is most common after a deed is acquired.
- Ohio law recognizes "dower" rights for spouses, which can cloud title if not properly released in prior transfers.
- A quiet title action in Ohio is a statutory action and requires strict compliance with ORC 5303.01.
- The process can be slower than in other states, especially if publication is needed.
Alternatives to Quiet Title in Ohio
Affidavit for Transfer to Survivor
Used to transfer property held in joint and survivorship tenancy to the surviving owner.
Best for: Jointly owned property where one owner has passed away.
Corrective Deed
A new deed recorded to correct an error in a previous deed.
Best for: Minor errors like misspelled names or incorrect legal descriptions.
Negotiated Quitclaim Deeds
Paying potential claimants a small sum to sign away their rights via a quitclaim deed.
Best for: When claimants are known, locatable, and willing to cooperate for a small fee.
Frequently Asked Questions
How much does a quiet title action cost in Ohio?
An uncontested quiet title in Ohio generally costs between $3,000 and $7,000. Costs can be higher due to potentially expensive publication fees. Contested cases can easily exceed $15,000.
How long does a quiet title take in Ohio?
An uncontested quiet title action in Ohio usually takes 4 to 8 months. The 6-week publication requirement and court scheduling can extend the timeline compared to other states.
Do I need a quiet title after an Ohio tax sale?
Yes, it is almost always necessary. Whether you bought a tax certificate and foreclosed, or bought from a direct auditor's sale, the resulting deed is not considered insurable without a subsequent quiet title action.
What are dower rights in Ohio?
Dower is a spouse's life interest in the marital property. Even if a spouse is not on the deed, their dower rights must be released upon sale. A quiet title is often used to extinguish old, unreleased dower claims.
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