How Does the Eviction Process Work? A Complete Guide for Property Owners
The eviction process is a legal procedure that typically takes 3 to 6 months and costs between $2,000 and $10,000 per unit. It involves serving a formal notice, filing a lawsuit, attending a court hearing, and executing a writ of possession. At Doorstead, we’ve achieved a 0.36% eviction rate and helped property owners navigate evictions through proactive tenant management and comprehensive legal support. This guide explains the complete eviction process, timelines by state, cost breakdowns, and how Doorstead protects your investment while minimizing financial risk.
What is an eviction?
An eviction is the legal process by which a landlord removes a tenant from a rental property. Evictions must follow specific legal procedures established by state and local laws—landlords cannot simply change locks or remove a tenant's belongings without a court order.
What are the most common reasons for eviction?
The primary reason for eviction is nonpayment of rent, followed by lease violations and illegal activity. In our experience managing thousands of properties at Doorstead, the following causes trigger the vast majority of filings:
- Nonpayment of rent - The most common reason, occurring when tenants fail to pay rent on time or at all
- Lease violations - Including unauthorized occupants, pets, or property damage
- Illegal activity - Drug dealing, violence, or other criminal behavior on the property
- Holdover tenancy - When tenants remain after their lease expires without signing a new agreement
- Property sale or owner move-in - In some states, owners can evict for these reasons with proper notice
What are the basic steps in an eviction process?
The eviction process generally follows these stages:
- Notice Period - The landlord must provide written notice to the tenant specifying the violation and time to remedy it (typically 3-30 days depending on the reason and state)
- Filing the Lawsuit - If the tenant doesn't comply, the landlord files an unlawful detainer lawsuit with the local court
- Court Hearing - Both parties present their case before a judge, who determines whether the eviction is justified
- Judgment and Writ of Possession - If the landlord wins, the court issues a writ of possession, authorizing law enforcement to remove the tenant
- Physical Removal - A sheriff or marshal supervises the tenant's removal and property lockout
How long does an eviction typically take?
Eviction timelines currently range from 3 weeks in "pro-landlord" states to over 6 months in tenant-friendly urban centers.
Important note: COVID-19 has created significant backlogs in many court systems, extending eviction timelines well beyond historical averages.
What does an eviction cost?
Property owners should budget for these potential costs:
- Court filing fees: $200-$500
- Attorney fees: $1,000-$5,000+ depending on complexity
- Process server fees: $50-$150
- Lost rent during process: 2-6 months of rental income
- Property damage and turnover costs: Varies significantly
- Sheriff/marshal fees: $100-$300
Total estimated cost: $2,000-$10,000+ depending on your state and case complexity
How can evictions be prevented?
The best eviction is one that never happens. Property owners can reduce eviction risk by:
- Thorough tenant screening - Verify income, credit, rental history, and references
- Clear lease agreements - Ensure expectations are documented in writing
- Proactive communication - Address issues before they escalate
- Early intervention - Work with tenants experiencing temporary hardship
- Professional property management - Experienced managers identify warning signs early
How Does Doorstead Handle Evictions?
What is Doorstead's approach to evictions?
At Doorstead, we take a proactive approach to avoiding evictions. In 2025, only 0.36% of active leases resulted in eviction — about 1 eviction for every 279 homes managed. Our goal is to prevent the need for eviction through:
- Thorough tenant screening processes that’s achieved a 1% delinquency rate
- Maintaining open communication with tenants
- Early intervention when payment or lease issues arise
- Working with tenants to resolve problems before they escalate
However, when a tenant consistently fails to pay rent or violates lease terms, we will work with your preferred legal counsel to initiate the eviction process.
What are the steps in Doorstead's eviction process?
Step 1: Formal Notice We send the tenant a legally compliant notice (such as a 3-Day Pay or Quit notice) in accordance with state and local laws.
Step 2: Legal Filing If the tenant doesn't resolve the issue within the specified timeframe, we ask you to engage external counsel who will file for eviction in the applicable court.
Step 3: Legal Coordination Throughout the legal process, we work with your attorney to ensure they have all necessary information and documentation to complete the eviction efficiently.
Step 4: Property Recovery Once your attorney receives a court order for eviction, we coordinate with them to ensure the tenant vacates the property and prepare for re-leasing.
What is the property owner's financial responsibility in case of an eviction?
The property owner is responsible for the costs associated with the eviction process. In these cases, we recommend that owners seek outside legal counsel to handle the eviction. Once you have hired an attorney, they can work directly with Doorstead's legal team to ensure a smooth and efficient process.
What is the timeline and legal process for evictions?
Eviction timelines vary significantly depending on:
- State and local laws where your property is located
- Court backlogs (still impacted by COVID-19)
- Tenant response and potential defenses
- Whether the tenant files bankruptcy or appeals
Throughout every stage, Doorstead's legal team ensures all proper procedures are followed and deadlines are met to avoid unnecessary delays.
Does Doorstead have experience handling evictions?
Yes. At Doorstead, we have a proven track record of successfully working with external attorneys to handle evictions for property owners. Our team has:
- Deep expertise in landlord-tenant laws across all markets we serve
- Extensive experience navigating the legal process in multiple jurisdictions
- Comprehensive documentation systems that support strong legal cases
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