The True Cost of Eviction

The True Cost of Eviction is More Than
$5,000
Last updated on April 21, 2016 by Lucas Hall
22

Hindsight is 20/20, and when you’re in the middle of an eviction, it’s easy to say “I should have
screened better”.
Simply put, eviction it’s the act of removing a tenant by force and it’s generally quite expensive
for the landlord.

But how expensive is it really?

There are two common ways of evicting a tenant. One method is legal, the other is not.
Formal Eviction (Legal)

The formal eviction process varies from county to county, but it generally looks something like
this:

1. Give proper written notice to the tenant to remedy the situation
   (i.e. pay up), or vacate. Notice requires vary by state.
2. Terminate the lease after the tenant does neither.
3. Immediately file an “unlawful detainer” action with your local
   county court system.
4. Serve the tenant a summons to appear in court (if the court
   doesn’t do that for you)
5. Attend the hearing, win the eviction judgment (and a financial
   judgment, if allowed)
6. Get a “writ of possession”, which is a court order allowing you to
   hire the Sheriff to remove the tenant by force.
7. Wait for the Sheriff to pencil-you-in, and show up at the property
   at the scheduled day/time.
8. The sheriff will remove the tenant (by force if necessary), but
   then you are usually left to remove the belongings (also varies
   by state).
9. Change the locks so the tenant can’t get back in.
   Related: How to Evict a Tenant – The Eviction Process in 8 Easy Steps
   Potential Costs of a Formal Eviction:
    Lost Rent: $3,000
   Unpaid rent before, during, and after the eviction proceedings (3
   months)
    Lawyer: $500
   Legal fees to an attorney, if you hire one.
    Court Costs: $150
   Court filing and administrative fees (varies by county).
    Sheriff: $50
   Fees to hire the Sheriff to execute the Writ of Possession.
    Locksmith: $150
   To change the locks on the day of the eviction.
    Repairs: $1,000
   Malicious damage and junk removal – although less since you
   didn’t lock them out.
    Cleaning fees: $500
   Do you really think they are going to clean if you evict them?

COST OF FORMAL EVICTION: $5,350
Obviously, these numbers will vary depending on your rent price, county, and whether or not
your tenant vacates willingly. From what I’ve heard from other landlords, tenants do less
malicious damage if you go through the court system.
Self-help Eviction (Illegal)
Not just anyone is allowed to evict a tenant. In fact, in most states, landlords and managers are
prohibited from taking matters into their own hands.

When a tenant refuses to pay rent, it’s extremely tempting to change the locks and shut off the
essential utilities – especially if the landlord is paying for them. But this is called a “self-help”
eviction, and it’s illegal in almost every state (except Texas, I think).
Potential Costs of a Self-help Eviction:
 Locksmith: $150
Because you decided to change the locks while your tenant was
at work.
 Broken Window: $150
Caused by tenant regaining access when you weren’t looking.
 Lawyer: $700
To help you get out of hot water when the tenant takes you to
court over a “self-help” eviction.
 Court Costs: $1,000
Because the Judge ordered to you pay the tenant’s court costs
and legal fees.
 Lost Rent: $3,000
3 months of lost rent while you try to evict him the legal way.
 Court Costs (again): $200
To go back and do it again. This time you win the judgement.
 Locksmith (again): $150
The locksmith chuckles as he changes your locks again.
 Repairs: $2,000
Malicious damage and junk removal.
 Cleaning fees: $500
Do you really think they are going to clean if you evict them?

COST OF SELF-HELP EVICTION: $7,850
Evictions Never Pay-Off