Property management in Grandview Heights, Ohio
RL Property Management manages houses, doubles and small apartment buildings in Grandview Heights for a flat $117 to $184 per unit per month, with a $0 leasing fee. Grandview Heights writes its own code, not Columbus.
Grandview Heights, at a glance
- Flat $117 to $184 per unit per month, not a percentage of rent
- $0 leasing fee every time a Grandview Heights unit turns
- A separate incorporated city in Franklin County, not a Columbus neighborhood
- Columbus ordinances do not govern a Grandview Heights rental; the city writes its own
- Evictions go to Franklin County Municipal Court, 375 S. High St., Columbus
- Median rent for a one bedroom across the units we manage in Grandview Heights: $1,255
Is Grandview Heights part of Columbus?
No. Grandview Heights is a separate incorporated city of roughly a square mile in Franklin County, with Columbus on most of its border and the Village of Marble Cliff on the west. It has its own mayor and council, codified ordinances, building and zoning department, service department, mayor's court and school district. Answer a question here by reading a Columbus ordinance and you have read the wrong one.
The footprint is small enough that owners lose track of the line. Grandview Avenue, Fifth Avenue and Goodale Boulevard all continue into Columbus, and Marble Cliff is a separate village a few blocks west. Three municipal codes inside a fifteen minute walk. Here is which decides what.
| The question | Who decides | What that means in practice |
|---|---|---|
| Zoning, additions, exterior work, permits and inspections | City of Grandview Heights | The city issues permits and schedules inspections directly. Online requests by 2:45pm are scheduled for the next business day; by phone the cutoff is 12:30pm. |
| Short-term rentals | City of Grandview Heights | An approved application produces a permit, then a team inspection by the Building Inspector and the Electrical Inspector before you may rent. Registration runs 12 months. |
| Property maintenance and zoning enforcement | City of Grandview Heights | A violation notice comes from the city and is answered at the city. |
| Traffic and minor misdemeanour matters arising in the city | Grandview Heights Mayor’s Court | A limited jurisdiction court. It does not hear evictions or landlord and tenant money claims. |
| Eviction, and any landlord or tenant civil claim | Franklin County Municipal Court | A county function under R.C. 1901.02. Filed at 375 S. High St., Columbus, OH 43215, Eviction Court in Courtroom 11B. |
| Rental owner registration under R.C. 5323.02 | Franklin County Auditor | A state duty discharged at the county. No fee, and due within 60 days of any change. |
| Water and sewer service and billing | City of Columbus | The city states that water and sewer come from Columbus and that customers are billed directly by Columbus. The city maintains the local sewers and streets. |
Which court hears an eviction in Grandview Heights?
Franklin County Municipal Court, at 375 S. High St., Columbus, OH 43215, where Eviction Court sits in Courtroom 11B. Eviction jurisdiction follows the county under R.C. 1901.02, not the municipality, so an independent city does not get its own eviction docket. Grandview Heights Mayor's Court handles traffic and minor misdemeanour matters arising inside the city. It cannot hear a forcible entry and detainer action, which is the legal name for an eviction, or a claim for unpaid rent.
The case starts before the court does. Ohio requires a three-day notice to leave the premises under R.C. 1923.04, with specific statutory language. Wrong wording, dismissed case, three more weeks with no rent. Our costs are published: $123 to the county, $150 to the attorney and $199 to us, set out on the evictions page.
Do you have to register a Grandview Heights rental?
Yes, with the Franklin County Auditor. Ohio Revised Code 5323.02 requires every owner of residential rental property to file their name, address and telephone number, plus the property street address and permanent parcel number, with the auditor of the county the property sits in, and to update within 60 days of any change. There is no filing fee. Failing to file draws a special assessment under R.C. 5323.99 of $50 to $150, with the Franklin County Auditor stating $150 per tax year. A manager may file as the owner designated agent, and we do.
On top of that, the city regulates short-term rentals itself: an approved application produces a permit, then a team inspection by the Building Inspector and the Electrical Inspector before you may rent, and the registration runs 12 months.
What kind of rental property is there in Grandview Heights?
Small and old, overwhelmingly. A square mile built out early in the twentieth century has no room for subdivisions, so the stock is older houses on narrow lots, two-family doubles and small apartment buildings, with detached garages reached from alleys. One and two bedroom units carry a large share of the market. Grandview Yard on the eastern edge is the newer exception.
Small and old changes the economics. A one bedroom turns more often than a four bedroom, and every turn is a vacancy, a clean, a paint and a listing. That is why the leasing fee line matters more here than anywhere: a manager charging half a month's rent to place a resident charges you again every time a short tenancy ends. Ours is $0, every time.
Age brings the rest: original service lines, plaster walls, older sewer laterals, and roofs and windows on a replacement cycle rather than a repair cycle. Price the reserve before you buy, with the maintenance reserve calculator, which costs nothing.
Who provides utilities in Grandview Heights, and who pays them?
Water and sewer come from the City of Columbus, and Columbus bills the customer directly. Grandview Heights says so on its own new residents page and points water issues to 614.645.7788 extension 5. The city's Service Department maintains the local sewers, streets and streetlights and runs trash, recycling and yard waste. Electricity is AEP Ohio and natural gas is Columbia Gas of Ohio.
| Service | Provider | Who customarily pays |
|---|---|---|
| Water and sewer | City of Columbus, billed directly by Columbus | Resident, in their own name, on our standard lease |
| Electricity | AEP Ohio | Resident |
| Natural gas | Columbia Gas of Ohio | Resident |
| Trash, recycling, yard waste | City of Grandview Heights Service Department | City service, not a separate resident account |
Two things follow. Columbus states that the property owner is ultimately responsible for all water and sewer charges, even under a Tenant Billing Agreement, so an unpaid balance can end up attached to your parcel. And in a two-family double on one water meter, the water bill is structurally yours unless the lease says otherwise and the rent is set with that in mind. Older Grandview doubles are frequently single-metered. Answer that before you sign a lease.
What does a Grandview Heights rental earn, and what does management cost?
Across the units we manage in Grandview Heights, the median rent for a one bedroom is $1,255. That is the only Grandview Heights figure we will publish as ours: we hold to a five-unit minimum per market and bedroom count, and our two, three and four bedroom samples here do not clear it. Anyone quoting a tidy city-wide average is quoting a public index. For context, our portfolio-wide median across the metro is $1,100 for a one bedroom.
$1,500 per-item repair approval limit
$750 per-item repair approval limit
$350 per-item repair approval limit
On a $1,255 one bedroom, a manager charging 10% of collected rent takes about $1,512 a year and roughly $628 again every time it turns. Our first plan is $1,404 a year and the placement is $0. In a market of small units that turn often, the leasing fee is the bigger half of that gap.
Percentage figures describe common Columbus market rates. They are not a quote from any named company. Photography is not included in the $0 leasing fee and is billed separately at $250 to $450.
Grandview Heights property management questions
Grandview Heights property management questions
Is Grandview Heights part of Columbus?
No. Grandview Heights is a separate incorporated city in Franklin County, roughly a square mile, bordered by Columbus on most sides and by the Village of Marble Cliff on the west. It has its own mayor and council, codified ordinances, building and zoning department, mayor’s court and school district. A Columbus ordinance does not govern a Grandview Heights rental, and an address a block west can sit under Marble Cliff rules instead.
Which court hears an eviction in Grandview Heights, Ohio?
Franklin County Municipal Court, at 375 S. High St., Columbus, OH 43215, where Eviction Court sits in Courtroom 11B. Eviction jurisdiction follows the county under Ohio Revised Code 1901.02, so the city being independent does not create a local eviction court. Grandview Heights Mayor’s Court hears traffic and minor misdemeanour matters arising inside the city and has no jurisdiction over a forcible entry and detainer action or a claim for unpaid rent.
What does a rental in Grandview Heights rent for?
Across the units we manage in Grandview Heights, the median rent for a one bedroom is $1,255. That is our own portfolio median for one bedrooms only, not a market survey and not a figure for the whole city. We do not publish a two, three or four bedroom median here, because our sample at those bedroom counts is below the five-unit threshold we hold ourselves to.
Do I have to register a rental property in Grandview Heights?
Yes, with the Franklin County Auditor. Ohio Revised Code 5323.02 requires the owner of residential rental property to file their name, address and telephone number and the property street address and permanent parcel number with the auditor of the county the property sits in, and to update within 60 days of any change. There is no filing fee, and failing to file draws a special assessment under R.C. 5323.99 of $50 to $150, with the Franklin County Auditor stating $150 per tax year.
Does Grandview Heights have its own rental registration or inspection programme?
For short-term rentals, yes. An approved short-term rental application produces a permit and then a team inspection by the city Building Inspector and Electrical Inspector before you may rent, and the registration runs 12 months. The Franklin County Auditor filing under R.C. 5323 applies either way.
Who provides water and sewer in Grandview Heights?
The City of Columbus. Grandview Heights states that water and sewer are provided by Columbus and that customers are billed directly by Columbus, with water issues directed to 614.645.7788 extension 5. The city Service Department maintains the local sewers, streets and streetlights and runs trash, recycling and yard waste. Electricity is AEP Ohio and natural gas is Columbia Gas of Ohio.
What kind of rental property is in Grandview Heights?
Small and old. About a square mile, largely built out early in the twentieth century, so the stock is older houses on narrow lots, two-family doubles and small apartment buildings, with detached garages reached from alleys. One and two bedroom units are a large share of what actually rents. Grandview Yard on the eastern edge is the newer exception.
How much does property management cost in Grandview Heights?
A flat $117 to $184 per unit per month depending on plan, with a $0 leasing fee and $250 on a lease renewal. On a one bedroom at $1,255, a manager charging 10% of collected rent takes about $1,512 a year, plus roughly $628 again each time it turns. Our first plan is $1,404 a year and the placement is $0. Photography is billed separately at $250 to $450.
Rent is due on the 1st and late fees are assessed after the 5th. Owner funds go out on the 10th. Another forty answers sit on the owner FAQs page.
Last verified September 2026. Reviewed by Peter Lohmann, Principal Broker and CEO.
Nearby markets and what to read next
- Columbus property managementThe city on three sides, and a different rulebook.
- Bexley property managementThe other independent city inside Columbus, with the same trap.
- Upper Arlington property managementNorth, larger lots, also its own city.
- Short North property managementEast across the Olentangy, small units and fast turns.
- Pricing and the full fee scheduleEvery charge that can appear on an owner statement.
Find out what your Grandview Heights rental should earn
Tell us the address and we will price it against the units we already manage in Grandview Heights. No charge, and no obligation to hire us.