Three-day notice to leave
The opening notice under Ohio R.C. 1923.04. Posted at the residence with photo documentation, plus a return showing where, when, and how.
Industries · real-estate
Process serving for real estate.
Evictions move on a calendar that does not wait. Property managers and landlords send us notices because the affidavit and the timeline both land where they have to.
Common matters
What we handle for real estate.
Forcible entry and detainer
Personal or residence service of the FED complaint and summons, with the affidavit formatted for municipal-court eviction dockets.
Set-out and writ of restitution
Coordination with the bailiff and the property manager on set-out day. We document the writ being served and the unit being returned to the landlord.
Landlord-tenant disputes
Service of small-claims complaints, security-deposit demand letters, and related notices where proof of receipt matters for the docket.
Quiet title and boundary
Service of process for quiet-title actions, boundary disputes, and partition matters where the parties are scattered and the title work depends on clean returns.
Foreclosure documents
Service of foreclosure complaints, notices of sale, and post-judgment papers on borrowers, junior lienholders, and occupants. Coordinated with title and counsel.
How we work
How we work with real estate.
- 01
Eviction-calendar awareness
We know which municipal courts run eviction dockets on which days. Notices are served in time to file the next step without missing a calendar.
- 02
Photo log on every attempt
Every posting and every attempt comes back with a GPS-stamped photo. When a tenant claims they never got the notice, the photo log answers it.
- 03
Bulk pricing for property managers
Property managers running monthly volume get pricing that reflects the volume. Same flat-rate per order, billed on a single invoice per cycle.
- 04
Discreet handling
Notices are not shouted across the parking lot. Service is done at the residence with the documentation a court needs and nothing extra.
Why us
Why real estate firms choose SPS.
- We serve the same buildings every month, so the route and the parking are figured out.
- Photo log defeats the "I never got it" defense before it has to be argued.
- Eviction-calendar timing matches the magistrate, not the next available window.
- One contact for property managers running 50+ units across multiple complexes.
FAQ
Questions real estate clients ask.
Do you do posting for three-day notices?
Yes. R.C. 1923.04 posting at a conspicuous place on the residence, with a GPS-stamped photo and a notarized affidavit. Same-day for Lucas and Wood County buildings.
How fast can you serve an FED?
Once the complaint is filed, same-day or next-business-day across most of the route. We aim to land the FED so it appears on the next available eviction docket.
Can you coordinate with the bailiff on set-out day?
Yes. We can meet the bailiff, document the writ being served, and confirm the unit is returned to the landlord. The property manager does not have to be on site.
Do you serve commercial leases differently?
Commercial FED matters use the same rules but the parties are usually corporate entities. We serve at the registered-agent address or at the location, whichever the case calls for.
What about service on occupants whose name we do not have?
We serve "John/Jane Doe, occupant" under R.C. 1923.04 with a description of the person served. The affidavit captures what a court needs to make the service hold.
Related industries we serve.
Cases often touch more than one industry. We handle the cross-industry overlap without you needing a separate vendor.
Legal Services
Law firms, solo practitioners, legal aid organizations, and corporate legal departments across all practice areas. Court-ready service for civil and family matters.
Financial Services
Banks, credit unions, collection agencies, and financial institutions. Foreclosure documents, debt collection, and compliance-driven service.
Construction
Contractors, subcontractors, and construction companies. Lien enforcement, contract disputes, and job-site service handled professionally.
Need papers served for real estate?
Send the order. We confirm same-day, attempt within the window, and return the affidavit to your inbox.