Iowa Eviction Process

Iowa Eviction Process

Last Updated: May 15, 2024 by Roberto Valenzuela

Evicting a tenant in Iowa can take around 3 to 8 weeks, depending on the reason for the eviction. If tenants file an appeal, the process could take longer.

Grounds for an Eviction in Iowa

In Iowa, 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 must give proper notice and provide the tenant a chance to cure the violation.

Grounds Notice Period Curable?
Nonpayment of Rent 3 Days Yes
End of Lease or No Lease 30 Days No
Lease Violations 7 Days Yes
Repeat Lease Violation 7 Days No
Illegal Activity 3 Days No

Nonpayment of Rent

In Iowa, a landlord can evict a tenant for not paying rent on time. To do so, the landlord must first serve the tenant a 3 days’ notice to quit, which gives the tenant the option 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 Iowa the day immediately after its due date. Iowa 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 July 1st, it will be considered late starting on July 2nd, unless the lease specifically states there is a grace period.

End of Lease or No Lease

In Iowa, 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 proper 30-days’ 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 Iowa, a landlord can evict a tenant for violating the terms of their lease or not upholding their legal responsibilities under Iowa 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 rental unit in a clean and sanitary manner
  • Refusing to allow the landlord access to the rental unit
  • Using fixtures or appliances in an unreasonable or unsafe manner
  • Causing minor property damage (i.e. small holes in sheetrock or missing blinds)
  • 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.

    Repeated Lease Violations

    In Iowa, if the tenant repeats the same or a similar lease violation within a 6-month period, the landlord is not required to give the tenant a second chance to fix the issue and can instead serve a 7-day notice to vacate.

    The tenant does not have a chance 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 Activity

    In Iowa, a landlord can evict a tenant for demonstrating a clear and present danger to other persons or committing illegal activity on or within 1000 feet of the premises. To do so, the landlord must first serve the tenant a 3 days’ notice of termination.

    The tenant does not have the option to fix the issue and must move out within the 3-day period.

    In Iowa, illegal activity includes:

    • Threatening or committing physical assault
    • Using or threatening to use a firearm or other deadly weapon.
    • Possessing controlled substances.
    • Demonstrating a clear and present danger to the health/safety of other persons.

    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 Iowa

    In Iowa, any of the below is illegal. If found liable, the landlord could be required to pay the tenant the cost of damages incurred as a result of the actions as well as reasonable attorneys’ fees.

    “Self-Help” Evictions

    No matter the situation, a landlord is not allowed 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 to the landlord about an issue with the property
    • Contacting a local or government agency about an issue with the property
    • Joining, supporting or organizing a tenant union or organization
    • Pursuing legal action against the landlord
    • Withholding rent for a legally acceptable reason

    Eviction notice posted on iPropertyManagement.com

    In Iowa, all evictions follow the same process:

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

      Step 1: Landlord Serves Notice To Tenant

      A landlord can begin the eviction process in Iowa by serving the tenant with written notice. Iowa landlords may deliver an eviction notice to a tenant by any of the following methods: 

      1. Hand delivery to the tenant
      2. Hand delivery to the tenant’s spouse, if a reasonable person has cause to believe they live with the tenant
      3. Hand delivery to a person residing at the premises who is at least 18 years old (may be a roommate, family member, or manager/proprietor, if the residence is a rooming house, hotel, club or apartment building)
      4. Other form of delivery to the tenant, evidenced by an acknowledgment of delivery that is signed and dated by a resident of the dwelling unit who is at least 18 years of age
      5. Posting on the primary entrance door of the dwelling unit, PLUS mailing by both regular mail AND certified mail to the tenant’s dwelling or last known address

      Mailed notice extends a notice period by four (4) calendar days, to account for variable delivery times.

      tip

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

      3-Day Notice To Quit

      In Iowa, if a tenant is late on paying rent (full or partial), the landlord can serve them a 3-Day Notice To Quit. This eviction notice gives the tenant 3 days to pay the balance due or vacate the premises.

      warning

      Any Iowa property that was covered by the federal Coronavirus Aid, Relief, and Economic Security (CARES) Act is federally entitled to a minimum 30 days of advance notice before a landlord can file an eviction for nonpayment of rent or other fees. Iowa landlords must also fill out a CARES Act Landlord Verification before filing for eviction.

      30-Day Notice To Vacate

      For a tenant with no lease or a month-to-month lease in Iowa, the landlord can serve them a 30-Day Notice To Vacate to terminate the tenancy. This lease termination notice allows the tenant 30 days to move out.

      However, for tenants that don’t pay monthly, the amount of notice differs:

      Rent Payment Frequency Notice Amount
      Week-to-Week 10 Days
      Month-to-Month 30 Days
      Quarter-to-Quarter 30 Days
      Year-to-Year 30 Days

      7-Day Notice To Comply or Vacate

      In Iowa, if a tenant commits a lease violation or does not uphold their legal responsibilities, the landlord can serve them a 7-Day Notice To Comply or Vacate. This eviction notice gives the tenant 7 days to fix the issue or move out.

      If the tenant repeats the same or a similar lease violation within a 6-month period, the landlord can serve them a 7-day notice to vacate to terminate the tenancy.

      7-Day Notice To Vacate

      In Iowa, if a tenant repeats a lease violation within a 6-month period, the landlord can serve them a 7-Day Notice To Vacate. This eviction notice gives the tenant 7 days to move out without the chance to fix the issue.

      3-Day Notice of Termination

      In Iowa, if a tenant commits illegal activity or demonstrates a clear and present danger to other persons, the landlord can serve them a 3-Day Notice of Termination. This eviction notice gives the tenant 3 days to move out without the chance to fix the issue.

      Eviction Complaint Filed on iPropertyManagement.com

      Step 2: Landlord Files Lawsuit with Court

      As the next step in the eviction process, Iowa landlords must file a complaint in the appropriate court. In the state of Iowa, this costs around $95 in filing fees. Some counties such as Linn County or Scott County provide information on how evictions work specifically in that county.

      Step 3: Court Serves Tenant with Summons and Complaint

      The summons and complaint must be served on the tenant by an individual who isn’t part of the eviction at least 3 days prior to the eviction hearing, through one of the following methods:

      1. Giving a copy to the tenant in person
      2. Leaving a copy with anyone over the age of 18 at the rental unit
      3. Leaving a copy with the owner/proprietor of the rental unit
      4. Leaving a copy with the tenant’s family member
      5. Posting a copy in a conspicuous place on the rental unit AND mailing a copy via both first class and certified mail
      note

      The summons and complaint must be served on the tenant at least three days prior to the hearing date.

      Eviction Court Hearing on iPropertyManagement.com

      Step 4: Court Holds Hearing and Issues Judgment

      The eviction hearing must be held 8 days after the complaint is filed with the court, except if the landlord requests for a later hearing date and the hearing date shall be no more than 15 days from the date of filing.

      Tenants are not required to file a written response to the complaint in order to attend the eviction hearing; however, if the tenant fails to appear for the hearing, the judge will issue a default judgment in favor of the landlord, meaning the tenant will have to move out.

      If the judge rules in favor of the landlord either with a default judgment or at an eviction hearing, a writ of execution will be issued, and the eviction process shall proceed.

      Tenants who want to appeal must do so within 20 days of the date the judgment is issued, or the eviction process will continue.

      note

      The eviction hearing must be held within 8-15 days of the date the complaint was filed with the court.

      Eviction Writ of Execution on iPropertyManagement.com

      Step 5: Writ of Execution Is Issued

      The writ of execution is the tenant’s final notice to leave the rental unit and gives them the opportunity to remove their belongings before law enforcement officials return to the property to forcibly remove the tenant.

      If the court has ruled in the landlord’s favor, a writ of execution will be issued at the hearing, stating that the tenant must move out within 3 days of the date of the judgment for the landlord, or the tenant will be forcibly evicted.

      note

      The writ may be issued at the time the judgment in favor of the landlord is issued.

      Eviction property possession returned on iPropertyManagement.com

      Step 6: Possession of Property is Returned

      Tenants will be forcibly removed from the rental unit within 3 days of the date the judgment was issued in favor of the landlord if they have not moved out before then.

      note

      The tenant has 3 days from the date the judgment was issued in favor of the landlord to move out of the rental unit.

      Iowa Eviction Process Timeline

      In Iowa, an eviction can be completed in 3 to 8 weeks 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 Iowa eviction process outside the control of landlords for cases that go uncontested.

      Step Estimated Time
      Initial Notice Period 3-30 Calendar Days
      Court Issuing Summons 3 Business Days
      Court Serving Summons 3 Business Days
      Tenant Response Period Not Required
      Court Ruling 8-15 Business Days
      Court Serving Writ of Possession Immediately
      Final Notice Period 3 Days

      Flowchart of Iowa Eviction Process

      Iowa Eviction Process Flowchart on iPropertyManagement.com

      Iowa Eviction Court Fees

      The total cost of an eviction in Iowa for all filing, court, and service fees varies heavily by the amount of the eviction claim. For cases filed in Small Claims District Court (for claims under $6,500), the average cost is $155. For cases filed in District Court (for claims over $6,500), the average cost is $255.

      Fee Small Claims District
      Initial Court Filing $95+ $195+
      Petition Service $30+ $30+
      Writ of Execution Service $30 $30
      Notice of Appeal (Optional) $195 $150
      Document Copies (Optional) $0.50/ea $0.50/ea

      Read more

      Sources