Delaware Eviction Process

Delaware Eviction Process

Last Updated: April 26, 2024 by Roberto Valenzuela

Evicting a tenant in Delaware can take around 1 to 3 months, depending on the type of eviction and whether the tenant contests it. If tenants request a continuance or jury trial, the process can take longer.

Grounds for an Eviction in Delaware

In Delaware, a landlord cannot legally evict a tenant without cause. Legal grounds to evict include:

  • Not paying rent on time
  • Staying after the lease ends
  • Violating lease terms
  • Committing illegal activity

Depending on the grounds for eviction, the landlord needs to give proper notice and provide the tenant a chance to cure the violation.

Grounds Notice Period Curable?
Nonpayment of Rent 5 Days Yes
End of Lease or No Lease 60 Days No
Lease Violations 7 Days Yes
Illegal Activity or Repeat Violations 7 Days No

Nonpayment of Rent

In Delaware, a landlord can evict a tenant for not paying rent on time. To do so, the landlord must first serve the tenant a 5 days’ notice to quit, which gives the tenant a chance to pay the balance due or move out.

Unless the lease states otherwise, rent is due at the beginning of each month and is considered late in Delaware the day immediately after its due date. Delaware landlords are not required to give tenants a rent payment grace period. However, if the lease or rental agreement allows for one, then the landlord must honor it.

If the tenant does not pay the balance due or move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.

example

If rent is due on June 1st, it will be considered late starting on June 2nd, unless the lease specifically states there is a grace period.

End of Lease or No Lease

In Delaware, a landlord can evict a tenant who does not have a lease (“tenant at will”) or has a lease that has terminated and continues to remain on the premises (“holdover tenant”). To do so, the landlord must first terminate the tenancy by giving the tenant a 60-day notice to move out.

If the tenant does not move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.

Lease Violations

In Delaware, a landlord can evict a tenant for violating the terms of their lease or not upholding their legal responsibilities under Delaware landlord-tenant law. To do so, the landlord must first serve the tenant a 7-days’ notice to comply or vacate, which gives the tenant a chance to fix the issue or move out.

Examples of lease violations include:

  • Failing to maintain the premises in a clean and sanitary manner
  • Using fixtures or appliances in an unreasonable or unsafe manner
  • Causing minor property damage (i.e. small holes in the sheetrock or missing blinds)
  • Removing or tampering with smoke detectors or carbon monoxide detectors
  • Disturbing the peace and enjoyment of others

If the tenant does not fix the issue or move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.

In Delaware, a landlord can evict a tenant who engages in illegal activity on the premises. To do so, the landlord must first serve a 7-days’ notice to vacate the premises. The tenant does not have the option to fix the issue and must move out of the rental unit.

Illegal activities include:

  • Causing irreparable harm to others
  • Causing substantial damage to the premises or another person’s property
  • Engaging in acts that violate local, state, or federal law
note

When causing irreparable harm to others, a landlord can serve an immediate notice to vacate rather than a 7-days’ notice to vacate.

Furthermore, if a tenant repeats a lease violation within a 12 month period, the landlord can serve a 7-days’ notice vacate. The tenant does not have the option to fix the issue and must move out within the 7-day period.

If the tenant does not move out by the end of the notice period, the landlord can move forward and file an eviction lawsuit.

      Illegal Evictions in Delaware

      In Delaware, there are a few different types of evictions that are illegal. If found liable, the landlord could be required to pay the tenant an amount equal to three times the per diem rent for the amount of time the tenant was out of the rental unit or triple the damages, whichever is greater.

      “Self-Help” Evictions

      A landlord is not allowed to attempt to forcibly remove a tenant by:

      • Changing the locks
      • Shutting off utilities
      • Removing tenant belongings

      A tenant can only be legally removed with a court order obtained through the formal eviction process.

      Retaliatory Evictions

      It is illegal for a landlord to evict a tenant in response to exercising a legally protected right. These rights include:

      • Complaining about habitability issues to the landlord or any authority tasked to enforce the law
      • Filing a complaint to a government authority
      • Joining a tenant’s union or organization
      • Pursuing a legal right to remedy habitability issues

      Read More

      Eviction notice posted on iPropertyManagement.com

      Steps of the eviction process in Delaware:

      1. Landlord serves tenant written notice of violations
      2. Landlord files complaint with court due to unresolved issues
      3. Court serves tenant with summons and complaint
      4. Court holds hearing and issues judgment
      5. Writ of possession is issued
      6. Constable returns possession of property to landlord

      Step 1: Landlord Serves Notice To Tenant

      A landlord can begin the eviction process in Delaware by serving the tenant with written notice. Delaware landlords may deliver an eviction notice using any of these methods:

      1. Hand delivery to the tenant
      2. Hand delivery to a person of suitable age and discretion on the premises who can accept the notice on behalf of the tenant
      3. Delivery by registered or certified mail, or by first class mail with a certificate of mailing
      4. Posting the notice on the rental unit, PLUS delivery by a method which produces a return receipt or certificate of mailing

      Mailed notice extends a notice period by three (3) calendar days, to account for variable delivery times. All eviction notices in Delaware must be accompanied by a disclosure of the state’s right-to-counsel program providing free legal services to tenants facing eviction.

      tip

      Landlords should always keep the original signed notice and declaration of service as proof of proper service if the case proceeds to court.

      5-Day Notice To Quit

      In Delaware, if a tenant is late on paying rent (full or partial), the landlord can serve them a 5-Day Notice To Quit. This eviction notice gives the tenant 5 days, to pay the balance due or vacate the premises.

      60-Day Notice To Vacate

      For a tenant with no lease or a month-to-month lease in Delaware, the landlord can serve them a 60-Day Notice To Vacate to terminate the tenancy. This lease termination notice allows the tenant 60 days to move out.

      For tenants that don’t pay rent monthly, the amount of notice does not change.

      7-Day Notice To Comply or Vacate

      In Delaware, if a tenant commits a minor violation of the terms of their lease or legal responsibilities, the landlord can serve them a 7-Day Notice To Comply or Vacate. This eviction notice gives the tenant 7 calendar days to fix the issue or move out.

      If the tenant repeats the same or a similar lease violation within 12 months, the landlord can serve the tenant a 7-day notice to vacate to terminate the tenancy.

      7-Day Notice To Vacate

      In Delaware, if a tenant repeats a lease violation within 12 months or violates a city, county or state law, the landlord can serve them a 7-Day Notice To Vacate. This eviction notices gives the tenant 7 days to move out without the chance to fix the issue.

      Immediate Notice To Vacate

      In Delaware, if a tenant threatens to cause or commits irreparable harm against other persons or the property, the landlord can serve them an Immediate Notice To Vacate.

      On the same day the notice is served, the landlord can go to the courthouse and file an action for summary possession to begin eviction proceedings, but this is not required by law.

      Eviction Complaint Filed on iPropertyManagement.com

      Step 2: Landlord Files Lawsuit with Court

      If the notice period ends and the tenant remains on the property, the next step in the eviction process allows the landlord to file a complaint with the Justice of the Peace Court. In the state of Delaware, this costs $45 in filing fees.

      The complaint must include:

      • The names of the landlord and tenant
      • The address of the rental unit
      • A statement of facts to determine the grounds for eviction (i.e., failure to pay rent, violation of lease)

      A copy of the written notice that was sent to the tenant must be attached to the complaint and there should be a statement of what the landlord seeks as a remedy (i.e., full payment of rent).

      If the eviction is due to a tenant’s violation of lease, the landlord must include the following:

      • The provision of the lease agreement that was violated
      • The date the tenant was told that they were in violation of the lease
      • The way the tenant was told of the violation (i.e., mailed notice)
      • Facts showing a recurring violation
      • Facts showing the tenant was in violation and the landlord gave proper notice
      • A statement of the purpose served by the rule
      • A copy of the rule that was initially provided to the tenant

      The eviction will be scheduled for trial but it may take several weeks before the trial is held due to the number of cases filed in court.

      note

      Delaware has recently implemented mandatory mediation for all evictions which don’t involve a risk of serious harm to the person or property of the landlord or other person. This means the landlord and tenant must try to negotiate a solution to their housing issues, before a court will schedule a hearing.

      Eviction Summons Complaint Served   on iPropertyManagement.com

      Step 3: Court Serves Tenant with Summons and Complaint

      The summons and complaint must be served on the tenant by a constable within 5-30 days prior to the hearing for all eviction actions. If the constable is unable to deliver the complaint and summons in person, the constable may deliver the documents through one of the following methods:

      1. Giving a copy to the tenant in person
      2. Leaving a copy at the tenant’s residence with a competent adult
      3. Mailing a copy via registered or certified mail
      4. Mailing a copy via first class mail and providing the court with a certificate of mailing
      5. Posting a copy in a conspicuous place at the rental unit and mailing a copy to the tenant

      Giving a copy to the tenant in person may only be done by a professional process server.

      note

      The summons and complaint must be served at within 5-30, days prior to the eviction hearing.

      Eviction Court Hearing on iPropertyManagement.com

      Step 4: Court Holds Hearing and Issues Judgment

      Delaware state law does not require the eviction hearing to be held within a certain amount of time after the complaint is filed with the court. The hearing may be held a few days to a few weeks later.

      If the tenant fails to appear for the hearing, it will not be continued, and the judge will issue a default judgment in favor of the landlord. However, within 10 days of a default judgment in favor of the landlord, tenants may file a motion to have a hearing and reopen the eviction case.

      Either the landlord or tenant may request a 10-day continuance or a jury trial, which will add more time to the process.

      Tenants are not required to file a written answer with the court in order to attend the hearing or object to the eviction action. If the judge rules in favor of the landlord, a writ of possession will be issued, and the eviction process will proceed.

      note

      Tenants may pay the past-due rent amount in full within 10 days of the date judgment is issued in favor of the landlord and remain in the rental unit. The eviction process will be stopped at that point if all past-due rent is paid in full.

      Eviction Writ of Possession on iPropertyManagement.com

      Step 5: Writ of Possession Is Issued

      Once the constable receives the writ of possession, they must give tenants 24 hours’ notice to vacate the premises. If the tenant does not vacate the premises prior the constable may forcibly the remove the tenant.  A fee of $35 will be charged for issuing the writ.

      The writ of possession will be issued 10 days after the date of the judgment is in favor of the landlord.

      If the tenant remains in the rental unit after the writ is issued, possession of the rental unit will be forcibly returned to the landlord.

      note

      The tenant will have 24 hours to move out of the rental unit before the constable returns to forcibly remove them.

      Eviction property possession returned on iPropertyManagement.com

      Step 6: Constable Returns Property to Landlord

      If the tenant leaves their personal possessions on the premises, the landlord may remove and must store their possessions at the evicted tenant’s expense. The possessions shall be stored for 7 days. If the tenant does not claim their possessions, it shall be considered as abandoned.

      Delaware Eviction Process Timeline

      In Delaware, an eviction can be completed in 1 to 3 months but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.

      Below are the parts of the Delaware eviction process outside the control of landlords for cases that go uncontested.

      Step Estimated Time
      Initial Notice Period 5-60 Calendar Days
      Court Issuing Summons 5-30 Business Days
      Court Serving Summons 3-21 Business Days
      Tenant Response Period Not Required
      Court Ruling 3-21 Business Days
      Court Serving Writ of Possession 10 Business Days
      Final Notice Period 24 Hours

      Flowchart of Delaware Eviction Process

      Delaware Eviction Process Flowchart on iPropertyManagement.com

      Delaware Eviction Court Fees

      The average cost of an eviction in Delaware for all filing, court, and service fees is $150. Service fees may vary depending on the county.

      Fee Justice of the Peace
      Initial Court Filing $45
      Summons Service ~$30
      Writ of Possession Issuance $35
      Writ of Possession Service $40
      Notice of Appeal (Optional) $60

      Read more

      Sources