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Eviction is a tricky process, and can be extremely frustrating, expensive, and time-consuming for landlords. While each state has different eviction forms and laws, there are some common threads among all states, and the process is relatively consistent between states. Here's how a typical state's eviction process works: Step 1: The Landlord Serves the Tenant with an Eviction Notice After the late payment grace period has expired, the landlord can serve the tenant with an eviction notice, informing them that they have a certain period of time within which they must bring the rent current, or the landlord will file for eviction in rent court. This period ranges anywhere from 3-14 days typically, depending on the state, and you'll need to send a specific eviction notice for your state, so make sure you use a state-specific form (if you don't know where to find them, see the resource box below). If you want to evict your tenant for something other than non-payment of rent, there is often a different eviction notice you must send them, and you must list the lease agreement violations. Often, the tenant will have an opportunity to correct the lease agreement violations, within a specified period of time (also 3-14 days, typically). Step 2: File for Eviction in Rent Court If the tenant fails to correct their lease agreement violation within the allowed period, you can file for eviction in rent court. Each state (and sometimes each municipality) has a different form you must file, so make sure you use the right eviction form. Some states require you to send a copy of the form to the tenants, so make sure to follow your state's laws on this point. Step 3: Your Local Rent Court Sets a Hearing Date This being a democracy, the tenants must have a chance to refute your claim that they've failed to pay rent, or violated the lease agreement in some other manner. So, the court will set a hearing date, at which time you (or a representative) has to show up and address the judge if the tenant appears to contest the eviction. In most cases, the judge will rule in favor of the landlord, in a typical failure-to-pay-rent case. Step 4: The Sheriff's Department Sets an Eviction Date From rent court, your case will be referred to the Sheriff's Department, where the sheriff will set a date for the eviction. They will generally either mail or post a copy of the Notice to Vacate on the property, and the tenant must be out by that date. If the tenant is not out, or has left some of their belongings at the property, then on the eviction date the sheriffs will go in, and allow you or your agents to change the locks and remove the tenants' belongings. Note, however, that some states and municipalities have strict laws restricting what a landlord may or may not do with tenant belongings, even after the eviction date. The rest, of course, is clean-out, maintenance, repairs, and showing the property to new lease applicants, which is all an art in itself (for articles on these, see below). Good luck, and be

extremely careful to follow your local eviction laws, as any breach can result in delayed evictions or even lawsuits.

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