Where do I start? What is the Eviction Process? How do I submit an eviction?
We know the eviction process can be confusing and complicated, that is why we are here to help. Below is some information about the process, but please call or email us with any questions you may have.
All evictions must start with a notice. There are many types of notices to chose from (which are all listed on our Submit an Eviction page). The notices can range from three to thirty days. These are business days only, they do not include weekends or the day the notice is filed. A complete eviction can take anywhere from 10-180 days, depending on the situation. Most commonly, they take about two weeks.
Types of Notices:
5-Day Pay Rent or Quit: This noticed is used when a tenant does not pay rent. If you have a grace period in your lease, you must wait until this period has passed in order to serve the notice. If there is no grace period, you can serve the notice the day after rent is due. If the tenant pays you the full rental amount you must accept it. If they pay a partial amount you are able to refuse the payment. If you decide to accept a partial payment, you can refile a new 5-day notice for the balance due. Once you file this notice, there is no other notice that follows this 5-Day Pay Rent or Quit. After the five business days, let us know if your tenant has not paid rent and if you would like to move forward with the eviction process.
5-Day Notice to Perform Lease Condition or Quit: This notice is used when a tenant is violating the lease. The notice describes the lease violation and directs the tenant to either fix the violation or leave. After the five business days are up, you need to file a 5-Day Unlawful Detainer.
3-Day Nuisance Notice: This notice does not have anything to due with money (rent) but instead what you consider to be a nuisance. You are required to provide a written reason. The tenant has three working days to fix the problem, not including the day the notice was filed. If the problem has not been solved after three business days, contact us on how to proceed. This notice must be followed with a 5-Day Unlawful Detainer.
4-Day Notice to Surrender: This notice is used when someone is living in a home illegally (squatters).
7-Day Notice: This notice is used for weekly rentals and a written reason is required for eviction. After the seven business days, not including the day the notice was served, the noticed must be followed up with a 5-Day Unlawful Detainer.
30-Day Notice: This notice is used for reasons other than Nuisance or Rent. This type of notice runs consecutive through weekends and holidays, but does not include the day the notice is filed. A 30-day cannot be used when a lease is in effect. After the 30 days, this notice must be followed up with a 5-Day Unlawful Detainer.
5-Day Unlawful Detainer: This notice is a follow up notice to the 3-Day Nuisance, 5-Day Notice to Perform Lease Condition or Quit, 7-Day Notice, and 30-Day Notice. The five days are business days and the first day is the day after the notice is served.
What do I do after my notice has been filed?
After we have filed your notice (we will recommend which notice you should file if you are unsure) you must contact us after the allotted days on how to proceed. If you would like to move forward with the eviction process we will file the Summary Eviction with the court (we will need a signed copy of your lease), and once that is approved, we will instruct the constable to move forward with the lockout.