The eviction process can be lengthy and arduous. Please see the timeline below of how the eviction process generally works:
On the 6th of the month (or the next business day after the 5th) a fee equivalent to 10% of the balance owed is automatically added to the tenant ledger. Remember, a paid late fee equals more income for you. A “Pay or Quit” notice is also sent out letting the tenant know that we are starting the collections process.
On the 12th of the month a call fire is done. A call fire is an automated message that calls out to the tenant to remind them to make payment before the 16th to avoid an Unlawful Detainer.
On the 15th, 16th, and 17th of the month anyone with an unpaid balance over $300 gets an Unlawful Detainer filed against them. An Unlawful Detainer is the means by which we get judgment (money) and possession (property) from delinquent tenants via the courts. The trial date will be 3-5 weeks out from the date of filing.
On the 3rd Friday of every month, another collections call fire goes out.
On the last business day of the month, writs for eviction are filed for any property where we have received possession from the court. It can take up to 45 days after the trial for the eviction to be scheduled and completed.
On the date of the eviction, a member of our maintenance staff will meet the sheriff on site to change the locks on the property. The tenant has 24 hours after the locks have been changed to make arrangements to get any property they may have left behind.