Facing Eviction? Here’s the Landlord’s Ultimate Action Plan!

March 27, 2023 BY

Owning and managing rental properties can be rewarding, but it also comes with its share of challenges. One of the most stressful and complex aspects can be evicting a tenant. Evictions can be prompted by various factors such as missed rent payments, lease violations, or significant property damage. The eviction process is rife with legal intricacies, and failure to adhere to them can result in heavy financial losses or even lawsuits. However, when handled appropriately, the ordeal can be far less harrowing for both parties involved.

Why Eviction May Be Necessary: Common Grounds for Eviction

Evictions are rarely a first resort for landlords. Typically, these actions become necessary due to:

  • Missed rent payments
  • Lease agreement violations
  • Expiry of lease
  • Property damage

Each of these issues poses a valid reason for eviction but also demands that you proceed with caution, given the legal ramifications involved.

Initiate Negotiations: The Win-Win Approach to Eviction

Before jumping into the legal procedures, it’s often beneficial to open the door to negotiation. Evictions are costly and stressful for both parties. Starting with a negotiation not only fosters goodwill but also saves you time and resources in the long run. Clarify the reasons behind the eviction and the potential repercussions if an agreement isn’t reached. This might include negative impacts on credit scores, especially if you both participate in rent reporting with credit bureaus.

If you successfully negotiate terms, make sure to document them in a legally binding contract. This acts as a safety net, shielding you from any future legal disputes should the tenant retract their agreement.

Serving an Eviction Notice: Your Legal First Step

If negotiations falter, the next step involves issuing a formal eviction notice. It’s imperative to understand that eviction laws and notice types can vary by state. Generally, landlords have the option to issue one of the three main types of eviction notices:

  1. Pay Rent or Quit Notice: This allows the tenant a grace period, usually between three to five days, to pay outstanding rent.
  2. Cure or Quit Notice: This is issued for violations of the lease agreement like unauthorized pets or excessive noise.
  3. Unconditional Quit Notice: Reserved for extreme cases like serious lease breaches or repeated offenses, this notice requires the tenant to vacate with no option for correction.

Failure to comply with these notices can lead you to the next stage—filing a lawsuit.

Heading to Court: Filing an Eviction Lawsuit

If the eviction notice doesn’t yield results, you’ll need to take the matter to court. This involves filing an eviction complaint and serving a summons to the tenant. Court proceedings can vary by state, with some allowing jury trials, though most will be before a judge or an arbitration panel.

Legal assistance, although not mandatory, is often advisable to navigate the complexities of eviction laws. Failure to meet any legal requirement could be costly and might require the eviction process to restart.

Post-Eviction Protocols: Securing Your Property

Even after a successful eviction, your responsibilities as a landlord continue. To safeguard against any potential risks or legal repercussions, you should:

  1. Change the Locks: Collaborate with a professional locksmith service to secure your property effectively.
  2. Address Abandoned Property: States have varied laws governing abandoned property. Always document your actions, including taking photos, to protect yourself against possible legal disputes.
  3. Inspect the Property: Conduct a thorough walkthrough to ascertain the condition of the property, noting any damages that may require claims against the former tenant.

Final Considerations: Preparing for a New Tenant

With the eviction complete and your property back under your control, it’s time to prepare for a new tenant. Ensure the property is clean, repaired, and disinfected to attract quality renters. Before signing any new lease, conduct comprehensive credit checks and identity verification to assess the financial stability of prospective tenants.


Evictions are complicated, but understanding the steps and legal obligations can make the process smoother and less stressful. From initiating negotiations and serving eviction notices to filing lawsuits and securing your property post-eviction, each phase demands meticulous attention to detail and often, professional assistance. Being proactive, informed, and legally compliant not only protects your investment but also saves you from future legal and financial headaches.