legal · 2026-05-01
Estimate total eviction cost — notice period, court filing, sheriff service, lost rent during the process, and legal fees by state speed bucket.
| Monthly rent | $1,800 |
| State speed | Average (most states): ~60-75 days |
| Court filing + service | $350 |
| Attorney fees | $800 |
| Sheriff service / lockout | $200 |
| Days to vacate | 68 |
| Lost rent during process | $4,080 |
| Hard costs (filing + legal + service) | $1,350 |
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+.
Yes, but you're now in collections. A judgment for back rent is only as valuable as the tenant's collectibility — most evicted tenants have no assets. Treat the lost rent as sunk cost and screen better next time. Garnishment + judgment renewal is sometimes worth pursuing for high-income evictees.
Uncontested non-payment evictions in tenant-friendly courts (CA, NY) — get an attorney. The technical defects that void filings are extensive and the tenant's lawyer-of-the-day program will find them. Single-family rentals in landlord-friendly states (TX, AL, GA) are usually fine pro se.
Often the cheapest option. $1,000-2,500 cash + signed move-out agreement at 14 days beats $5,000+ in lost rent + filing fees on a 60-day eviction. Calculate the breakeven: if cash-for-keys < (monthly rent × estimated days/30) + hard costs, take the cash deal.