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Major Change to Franklin County, Ohio Eviction Process: Landlord Testimony Required

Client Alert

Although there is currently a nationwide temporary halt on all residential evictions through December 31, 2020, the eviction process in Franklin County – which processes the highest number of evictions in the State of Ohio at approximately 18,000 a year – recently changed significantly. On September 3, 2020, the Tenth District Court of Appeals issued a decision holding that landlords and property managers must provide live testimony, as opposed to an affidavit, in order to evict a tenant. T&R Properties, Inc. v. Wimberly, 10th Dist. Franklin No. 19AP-567, 2020-Ohio-4279. This decision comes after the August 2019 eviction of Traci Wiberly, who was evicted from her Canal Winchester Apartment following a hearing in which neither she nor her landlord were present. Judgment was granted in favor of the landlord based solely on an affidavit, with no live testimony presented by either party in court. 

This decision overruled the 32-year old precedent set forth in Oakbrook Realty Corp. v. Blout, which was long interpreted by the Franklin County Municipal Court to “grant judgment on a forcible entry and detainer claim relying solely on the statements contained in an affidavit without any testimony being offered in open court. Wimberly at ¶46 citing Oakbrook Realty Corp v. Blout, 48 Ohio App. 3d 69 (Ohio Ct. App. 1988). The Wimberly decision rewrites a longstanding policy in Franklin County Municipal Court eviction proceedings. Now, live testimony must be given by the landlord and/or property manager in open court in an eviction proceeding, unless an enumerated exception applies. See Wimberly at ¶37.

If you have questions or need more information regarding the potential impact of the Wimberly decision, please contact your primary BMD attorney.


CMS Rescinds EMTALA Guidance for Emergency Abortions

On June 3, 2025, CMS withdrew its 2022 guidance on emergency abortion care under EMTALA, eliminating federal protection for providers in states with abortion restrictions. This policy change could significantly impact how hospitals handle emergency care involving pregnancy complications.

Supreme Court Eliminates Higher Burden for Majority-Group Plaintiffs in Title VII Claims

In Ames v. Ohio Department of Youth Services, the U.S. Supreme Court unanimously ruled that all Title VII plaintiffs, whether from majority or minority groups, must meet the same evidentiary standard. The decision eliminates the “background circumstances rule” and reinforces equal treatment in workplace discrimination claims.

Understanding Reasonable Fear vs. Credible Fear Interviews: A Critical Guide for Immigrants Facing Removal

In his latest article, Immigration Attorney and former Immigration Judge Rob Ratliff offers a clear breakdown of Reasonable Fear vs. Credible Fear Interviews—key procedures for noncitizens seeking protection from persecution or torture. Citing Judge Brian Murphy’s recent ruling on unlawful deportations to South Sudan, Ratliff connects these critical legal standards to current judicial developments. Read the full article at www.removal-defense.com.

House Republicans Propose Cuts to Medicaid to Finance Savings

House Republicans have introduced legislative language that proposes substantial cuts to the Medicaid entitlement program, aiming to achieve significant budget savings through policy changes. The proposed measures include stricter eligibility verification, work requirements for certain adults, and federal funding cuts to states providing coverage to undocumented residents. The Congressional Budget Office (CBO) estimates that the proposed healthcare provisions would reduce spending by $715 billion and could result in 8.6 million fewer people having health insurance by 2034.

Protecting Your Image in the Age of AI-Generated “Deepfakes”

The rapid evolution of artificial intelligence (AI) has transformed how we create and consume digital content, but it also poses significant risks. Among the most troubling developments in AI is the proliferation of AI-generated fraudulent content, often called “deepfakes”.