Legal · free calculator
Landlord eviction cost + timeline
Estimate total eviction cost — notice period, court filing, sheriff service, lost rent during the process, and legal fees by state speed bucket.
Total eviction cost
All-in including lost rent
Show the work
- Days to vacate68
- Lost rent during process$4,080
- Hard costs (filing + legal + service)$1,350
Eviction is expensive even when you win
Most landlords budget the filing fee. They forget the meter that runs at 30+ days of unpaid rent during the legal process — that's the real cost. In a slow state on a $2,500/mo unit, eviction quietly costs $10,000+.
The phases
- Notice period — 3 to 30 days depending on state + cause (non-payment, lease violation, no-cause)
- Filing + service — court filing + sheriff serves the tenant
- Hearing — typically 14-30 days after service
- Judgment + writ — landlord wins → writ of possession issued
- Lockout — sheriff returns to physically remove tenant if needed
Speed by state
- Fast (TX, GA, FL, AL): 30-45 days summary process
- Average (most states): 60-75 days
- Slow (CA, NY, NJ, IL, OR): 90-120+ days, especially in cities with renter protections
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