(A) Upon petition by the director of mental health and addiction services, the court of common pleas or the probate court may appoint a receiver to take possession of and operate a residential facility licensed pursuant to section 5119.34 of the Revised Code, when conditions existing at the residential facility present a substantial risk of physical or mental harm to residents and no other remedies at law are adequate to protect the health, safety, and welfare of the residents. Petitions filed pursuant to this section shall include:

1. (1) A description of the specific conditions existing at the residential facility which present a substantial risk of physical or mental harm to residents;
2. (2) A statement of the absence of other adequate remedies at law;
3. (3) The number of individuals residing at the facility;
4. (4) A statement that the facts have been brought to the attention of the owner or licensee and that conditions have not been remedied within a reasonable period of time or that the conditions, though remedied periodically, habitually exist at the residential facility as a pattern or practice; and
5. (5) The name and address of the person holding the license for the residential facility.

(C) A receivership established pursuant to this section shall be terminated, following notification of the appropriate parties and a hearing, if the court determines either of the following:

1. (1) The residential facility has been closed and the former residents have been relocated to an appropriate facility;
2. (2) Circumstances no longer exist at the residential facility which present a substantial risk of physical or mental harm to residents, and there is no deficiency in the residential facility that is likely to create a future risk of harm. Notwithstanding division (C)(2) of this section, the court shall not terminate a receivership for a residential facility that has previously operated under another receivership unless the responsibility for the operation of the facility is transferred to an operator approved by the court and the department of mental health and addiction services.

(D) Except for the department of mental health and addiction services or appropriate board of alcohol, drug addiction, and mental health services, no party or person interested in an action shall be appointed a receiver pursuant to this section. To assist the court in identifying persons qualified to be named as receivers, the director of mental health and addiction services shall maintain a list of the names of such persons. The department of mental health and addiction services, the department of job and family services, and the department of health shall provide technical assistance to any receiver appointed pursuant to this section. Before entering upon the duties of receiver, the receiver must be sworn to perform the duties faithfully, and, with surety approved by the court, judge, or clerk, execute a bond to such person, and in such sum as the court or judge directs, to the effect that such receiver will faithfully discharge the duties of receiver in the action, and obey the orders of the court therein.

1. (1) Under the control of the appointing court, a receiver may do the following:

   1. (a) Bring and defend actions in the appointee's name as receiver;
   2. (b) Take and keep possession of property.

2. (2) The court shall authorize the receiver to do the following:

   1. (a) Collect payment for all goods and services provided to the residents or others during the period of the receivership at the same rate as was charged by the licensee at the time the petition for receivership was filed, unless a different rate is set by the court;
   2. (b) Honor all leases, mortgages, and secured transactions governing all buildings, goods, and fixtures of which the receiver has taken possession, but, in the case of a rental agreement only to the extent of payments that are for the use of the property during the period of the receivership, or, in the case of a purchase agreement, only to the extent that payments come due during the period of the receivership;

   3. (c) If transfer of residents is necessary, provide for the orderly transfer of residents by:

      1. (i) Cooperating with all appropriate state and local agencies in carrying out the transfer of residents to alternative community placements;
      2. (ii) Providing for the transportation of residents' belongings and records;
      3. (iii) Helping to locate alternative placements and develop plans for transfer;
      4. (iv) Encouraging residents or guardians to participate in transfer planning except when an emergency exists and immediate transfer is necessary.
   4. (d) Make periodic reports on the status of the residential facility to the court; the appropriate state agencies; and the board of alcohol, drug addiction, and mental health services. Each report shall be made available to residents, their guardians, and families.
   5. (e) Compromise demands or claims; and
   6. (f) Generally do such acts respecting the residential facility as the court authorizes. Notwithstanding any other provision of law, contracts which are necessary to carry out the powers and duties of the receiver need not be competitively bid.