How Much Does an Eviction Cost?

Evicting a tenant isn’t just stressful, it can get expensive, too. Whether the issue is unpaid rent, a lease violation, or something more serious, the process takes time, legal effort, and money. So if you're a rental property owner asking, “how much does an eviction cost?” you're not alone.

In this guide, we’ll break down the common expenses involved in an eviction, explain the process, and share how you can avoid these costs with smart property management.

Why Do Landlords Evict Tenants?

Eviction isn’t something landlords do lightly. Most often, it happens because a tenant breaks the terms of the lease in a significant way.

Here are some common reasons for eviction:

• Failure to pay rent
• Illegal activity taking place on the property
• Violation of lease terms (unauthorized pets, subletting, excessive damage)

In many cases, landlords attempt to resolve these issues before resorting to eviction. But if the tenant doesn't correct the problem—or the violation is serious enough—the next step is the legal process.

How Does the Eviction Process Work?

Eviction is a legal procedure, and landlords must follow the proper steps to protect their rights and avoid delays.

Here’s a simplified breakdown of the process:

1. Issue a Notice: This could be a 3-day notice to pay rent or quit, a 7-day notice to cure a violation, or a 30-day notice to terminate a month-to-month lease without cause (depending on state law).
2. File with the Court: If the tenant doesn’t comply, the landlord files an eviction lawsuit.
3. Attend a Hearing: A judge hears both sides and decides whether the eviction is valid.
4. File a Writ of Possession: If the landlord wins, this document allows legal removal of the tenant if they don’t leave voluntarily.

It’s important to follow every step precisely. Mistakes or skipping steps can delay the process or result in a dismissed case.

How Much Does It Cost to Evict a Tenant?

The total cost of an eviction can vary significantly depending on the situation, location, and how far the process goes. However, several typical expenses show up in most cases.

Attorney Fees

Hiring an attorney is typically the most expensive part of the eviction process, but it's also one of the most important. Landlord-tenant laws are nuanced and vary not only by state but often by city or county. Trying to handle the eviction process without legal guidance can lead to delays, mistakes, or worse—an invalidated case. 

Attorneys help ensure that every step, from serving notices to representing you in court, complies with local regulations.

While a straightforward eviction may only require basic legal services, more complicated cases can cause fees to climb quickly.

• Typical cost: $500 to $1,500+
• Higher costs if the tenant hires their own attorney or disputes the case
• Additional hourly fees may apply if multiple hearings or negotiations are involved

Hiring an experienced attorney not only improves your chances of winning the case—it also reduces the likelihood of costly missteps.

Court Filing Fees

Filing an eviction case with your local court system involves mandatory fees. These fees vary depending on your jurisdiction but are necessary to get your case on the docket. If your case requires additional motions, those filings can incur additional charges.

These fees may seem minor compared to legal or rent loss costs, but they still add to the overall financial burden.

• Range: $50 to $400
• May include: filing the complaint, processing court documents, and administrative costs
• Additional fees can apply if you must request court-ordered mediation or a jury trial

Make sure to check with your local court for exact costs, as each jurisdiction has its own fee schedule.

Writ of Possession

Winning the case doesn’t automatically mean you can reclaim your property right away. If the tenant doesn’t leave voluntarily after the judgment, you’ll need to file a writ of possession. This document authorizes law enforcement to physically remove the tenant from the property if they don’t vacate by the court-ordered deadline.

The cost to file this document is typically lower than attorney fees, but it’s a necessary step to enforce the eviction legally.

• Typical fee: Around $150
• May also include: administrative charges from the sheriff’s department
• Timeline: It can take a few days to a few weeks, depending on the sheriff’s availability

This final step is critical to legally regain control of your rental and move forward with re-renting.

Lost Rental Income

Lost rent is often the most painful part of the eviction process, and it starts long before the tenant leaves. If the tenant stopped paying rent before eviction, you’re already out a month or more of income by the time you file the complaint. Add in court delays, hearing scheduling, and the time needed to clean and relist the unit, and you could be facing several months without income from that property.

• Estimated loss: 1 to 3 months (or more) of rent
• No guarantee of recovery: Even if you win a judgment, collecting unpaid rent from a former tenant can be difficult
• Impact on ROI: Extended vacancies during eviction periods can significantly reduce annual returns

For landlords depending on rental income to cover mortgage payments or operating expenses, this lost income can create serious financial strain.

Property Turnover Costs

After the tenant has vacated, you’ll need to prepare the property for new renters. While some tenants leave units in good condition, evicted tenants often do not. Depending on how long they were behind on rent or how they responded to the eviction, you could be dealing with anything from surface-level messes to significant property damage.

Common turnover tasks include:

• Cleaning and maintenance: Trash removal, deep cleaning, yard work
• Painting and patching: Repairing nail holes, repainting walls, and fixing minor drywall damage
• Replacing flooring or appliances: Especially if items are broken or heavily worn
• Lock changes and safety inspections: Required to protect your next tenants and comply with legal standards

Depending on the extent of damage and cleaning required, these turnover costs can range from a few hundred dollars for minor upkeep to several thousand dollars for more extensive repairs or full unit rehabs.

Can These Costs Be Avoided?

Not always, but in many cases, yes. The best defense against eviction is prevention. That starts with solid tenant screening and clear lease agreements.

Here’s how to minimize your risk:

• Screen applicants thoroughly. Check credit, rental history, employment, and references.
• Communicate early. Address issues as soon as they arise.
• Enforce the lease consistently. Set expectations from day one.
• Hire a property management company. A professional manager handles tenant placement, communication, and legal processes if needed.

Evictions are less likely when the right tenants are placed, and lease terms are enforced from the beginning.

Avoid the Eviction Process with a Seattle Property Management Company

While evictions can be costly, they can also be avoided! Get help from the right Seattle property management experts and avoid the hassles of evictions. Real Property Associates helps prevent bad tenants with our thorough screening process. When it's time to remove a resident, we also manage the eviction process, so you don't have to worry about a thing. Reach out today for more information about our property management services!

Learn more about the right way to remove a renter with our free "Rental Property Owner's Tenant Eviction Checklist."