Washington D.C. Eviction Process

Washington D.C. Eviction Process

Last Updated: July 25, 2024 by Roberto Valenzuela

Evicting a tenant in Washington D.C. can take around 1 to 8 months depending on the reason for the eviction. If tenants file an answer or request a jury trial the process can take longer.

Grounds for an Eviction in Washington D.C.

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

  • Not paying rent on time
  • Violating lease terms
  • Committing illegal activity on the premises

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 30 Days Yes
Lease Violations 30 Days Yes
Demolition of Rental Unit 180 Days No
Renovation of Rental Unit 120 Days No
Discontinuance of Use 180 Days No
Owner’s Personal Use 90 Days No
Sale of the Rental Property 90 Days No
Rehabilitation of Rental Unit  120 Days No
Condominium Conversion 90 Days No
Illegal Activity 30 Days No

Nonpayment of Rent

In Washington D.C., a landlord can evict a tenant for not paying rent on time. If the rent is past due, the landlord can issue a 30 days’ notice to quit.

Unless the lease states otherwise, rent is due at the beginning of each pay period and is considered late in Washington D.C. if not paid within 5 days of the due date.

Once rent is considered late, the landlord can begin the eviction process by serving the tenant with proper notice. However, Washington D.C. does not allow filing for eviction when the amount of rent past due is less than $600. The landlord must recover such smaller amounts through other means, such as a lawsuit in small claims court.

example

If rent is due on November 1st, it will be considered late starting on November 6th, unless the lease specifically states there is a grace period.

Lease Violations

In Washington D.C., a landlord can evict a tenant for violating the terms of their lease or not upholding their responsibilities under Washington D.C. landlord-tenant law. To do so, landlords must give 30 days’ notice to comply or vacate. Tenants are given the opportunity to fix the issue before the notice period ends or move out.

Lease violations include:

  • Failing to maintain the premises in a clean and safe manner
  • Not disposing of all garbage in a clean, safe and sanitary manner
  • Having an unauthorized pet or guest
  • Parking in an unauthorized area

Demolition of Rental Unit

In Washington D.C., a landlord can evict a tenant if they want to demolish a rental property and rebuild it. To do so, the landlord must give 180 days’ notice to vacate. The tenant does not have the option to remain at the property and must move out at the end of the notice period.

If the tenant remains on the property after the notice period expires, the landlord may proceed with the eviction process.

Renovation of Rental Unit

In Washington D.C., a landlord can evict a tenant if they want to renovate the rental property and the landlord cannot safely or reasonably make the renovations while the rental unit is being occupied. To do so, the landlord must give 120 days’ notice to vacate without the chance to remain at the property during the renovations.

If the tenant remains on the property after the notice period expires, the landlord may permanently evict the tenant by filing an eviction action with the court.

note

Tenants have the right to return to the rental unit once renovations are complete, to re-rent the unit at the same rate if the renovations were required to bring the unit up to current code.

Substantial Rehabilitation to Rental Unit

In Washington D.C., a landlord can evict a tenant for the purpose of an immediate, substantial rehabilitation. To do so, the landlord must give 120 days’ notice to vacate without the chance to remain at the property during the rental unit’s renovations.

If the tenant remains on the property after the notice period expires, the landlord may proceed with the eviction process.

Discontinuance of Use of Rental Unit

In Washington D.C., a tenant can be evicted if the landlord decides that they no longer want to rent out the property. To do so, the landlord must give their tenants 180 days’ notice to vacate the rental unit. Tenants do not have an option to remain at the rental unit and must move out.

If the tenant remains on the property after the notice period expires, the landlord may proceed with the eviction process.

Owner’s Personal Use of Rental Unit

In Washington D.C., a landlord can evict a tenant if they no longer want to rent out the unit, and instead want to live at the property themselves. To do so, the landlord must give their tenant 90 days’ notice to vacate. Tenants do not have the option to remain at the rental unit and must move out.

If the tenant remains on the property after the notice period expires, the landlord may proceed with the eviction process.

Sale of Rental Unit

In Washington D.C. a landlord can evict a tenant if the rental property is sold. To do so, landlords must give 90 days’ notice to vacate.  Tenants do not have the option to remain at the rental unit and must move out.

If the tenant remains on the property after the notice period expires, the landlord may proceed with the eviction process.

Condominium Conversion

In Washington D.C. a landlord can evict a tenant if the rental unit will be converted into a condominium or cooperative. To do so, landlords must give 90 days’ notice to vacate.  Tenants do not have the option to remain at the rental unit and must move out.

If the tenant remains on the property after the notice period expires, the landlord may proceed with the eviction process.

Illegal Activity

In Washington D.C., a landlord can evict a tenant for performing an illegal activity at the dwelling unit. To do so, landlords must give 30 days’ notice of termination. Tenants do not have the option to fix the issue and must move out of the rental unit.

Examples of illegal activity include:

  • Illegal drug activity
  • Prostitution
  • Threats of violence

If the tenant remains on the property after the notice period expires, the landlord may proceed with the eviction process.

note

In Washington D.C., as long as the tenant continues to pay rent, landlords may not evict tenants simply because the lease term has ended.

Illegal Evictions in Washington D.C.

In Washington D.C., there are a few different types of evictions that are illegal. If found liable, the landlord could be required to pay fees such as reasonable attorney’s 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 orally or by written request to the landlord about a habitability issue
  • Complaining to DC officials about housing violations
  • Legally withholding all or part of the monthly rent after giving reasonable notice to the landlord about the landlord’s noncompliance
  • Joining a tenant’s union or organization
  • Pursuing a legal right to remedy habitability issues
  • Bringing legal action against the landlord

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Steps of the eviction process in Washington D.C.:

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

Step 1: Landlord Serves Notice To Tenant

How To Serve an Eviction Notice in Washington D.C.  

Washington D.C. landlords may deliver an initial eviction notice using any of these methods:

  1. Hand delivery to the tenant
  2. Only if the tenant cannot be found: Hand delivery to a person of suitable age on the premises who can accept the notice on behalf of the tenant
  3. Only if all forms of hand delivery fail: Posting the notice on the premises, PLUS, within three (3) calendar days, mailing notice by first class mail with return postage prepaid

Mailed notice extends a notice period by three (3) calendar days, to account for variable delivery times.

Special Notice Requirements in Washington D.C.

In Washington D.C., notice from a landlord must be delivered in both English and Spanish, by default. If the landlord knows the tenant speaks a language other than English and Spanish, in most cases the landlord must provide notice in the tenant’s preferred language.

Except for notice for nonpayment of rent, all notices by default must be served on the Rent Administrator in addition to being served to the tenant. Notice posted to the premises can only be proven in Washington D.C. courts by providing a picture of the posted notice with a readable date and timestamp.

tip

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

30-Day Notice To Quit

If a tenant is late on paying rent (full or partial) in Washington D.C., AND the amount owed is $600 or more, the landlord can serve them a 30-Day Notice To Quit. This eviction notice gives the tenant 30 days to pay the rent balance due in full or vacate the premises.

30-Day Notice To Comply or Vacate

In Washington D.C., if a tenant commits a violation of the terms of their lease or legal responsibilities as a tenant, the landlord can serve them a 30-Day Notice To Comply or Vacate. This eviction notice gives the tenant 30 days to fix the issue or move out.

180-Day Notice To Quit

In Washington D.C., if a landlord wants to demolish the rental unit or discontinue the use as a rental property, the landlord can serve the tenant a 180-Day Notice To Quit. This eviction notice gives the tenant 180 days to move out. The tenant does not have the option to remain on the property.

120-Day Notice To Quit

In Washington D.C., if a landlord wants to substantially rehabilitate the rental unit or make renovations, the landlord can serve the tenant a 120-Day Notice To Quit. This eviction notice gives the tenant 120 days to move out. The tenant does not have the option to remain on the property.

90-Day Notice To Quit

In Washington D.C., if a landlord wants to sell the property, use the rental property for his or her own personal use, or convert the rental property to a condominium, the landlord can serve the tenant a 90-Day Notice To Quit. This eviction notice gives the tenant 90 calendar days to move out. The tenant does not have the option to remain on the property.

30-Day Notice of Termination

In Washington D.C., if a tenant is involved with an illegal activity on the rental premises, the landlord can serve the tenant a 30-Day Notice of Termination. This eviction notice gives the tenant 30 calendar days to move out without the chance to fix the issue.

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 and summons with the court. The proper jurisdiction will be in the county in which the property is located. The cost is $15 in filing fees.

The summons and complaint may be served on the tenant by anyone over the age of 18 who isn’t part of the case at least 7 days prior to the eviction hearing, unless it’s an eviction for illegal drug activity.

For drug-related evictions, tenants will only receive 5 days’ notice prior to the eviction hearing.

Tenants may be served through one of the following methods:

  1. Giving a copy to the tenant in person
  2. Leaving a copy with someone over the age of 16 at the rental unit
  3. Posting a copy in a conspicuous place on the rental unit AND mailing a copy to the tenant via first class mail

Step 3: Court Holds Hearing and Issues Judgment

The initial hearing will be set for a date at least 21 days after the complaint was filed. For illegal drug activity evictions, the initial hearing will be set for 14 days after the complaint was filed with the court.

If the tenant fails to appear for the hearing, the judge will make a ruling on the eviction that day. However, if either the landlord or tenant requests a jury trial, this will add 14 days to the process.

Tenants are only required to file a formal answer with the court if they request a jury trial. In that case, the jury hearing date will be postponed for at least 14 days in order to give the tenant time to file a verified answer to the complaint.

Another hearing will automatically be set at least 10 days later if the tenant and landlord can’t come up with an agreement at the initial hearing (i.e., for the tenant to move out, pay past due rent, etc.), unless the judicial officer determines that the tenant has no good defense to the eviction case and rules in favor of the landlord.

If the judge rules in favor of the landlord, either at an initial or follow-up hearing, a writ of restitution will be issued and the eviction process will proceed.

Step 4: Writ of Restitution Is Issued

The writ of restitution is the tenant’s final notice to leave the rental unit, and gives them the opportunity to move out before the U.S. Marshals come to the property to forcibly remove the tenant.

If the court has ruled in the landlord’s favor, then a writ of restitution will be issued at least 2 days after the judgment for possession (for the landlord) is issued.

The landlord must file a completed writ with the court, but the writ will be sent to the U.S. Marshal’s office the same day it’s filed.

Step 5: Possession of Property is Returned

Delivery of the writ of restitution must be scheduled by the landlord, but will be delivered by the U.S. Marshal’s service.

Tenants have 3 days to move out once the writ has been posted, unless the eviction also includes a money judgment, like back rent owed. In that case, the eviction must be stayed for 14 days before the tenant can be forcibly removed by the Marshals.

Washington D.C. Eviction Process Timeline

In Washington D.C., an eviction can be completed in 1 to 8 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 Washington D.C. eviction process outside the control of landlords for cases that go uncontested.

Step Estimated Time
Initial Notice Period 30-180 Calendar Days
Court Issuing/Serving Summons 5-7 Business Days
Court Ruling 14-21 Business Days
Court Serving Writ of Restitution 2 Business Days
Final Notice Period 3-14 Calendar Days

Flowchart of Washington D.C. Eviction Process

Washington DC Eviction Process Flowchart on iPropertyManagement.com

Washington D.C. Eviction Court Fees

The cost of an eviction in Washington D.C. for all filing, court, and service fees can vary based on service fees. Eviction cases can be filed in the Civil Division, Landlord and Tenant Branch of the Superior Court, the average cost is $264.

Fee Superior 
Initial Court Filing $35
Summons Service ~$16
Jury Demand (Optional) $75
Counterclaim (Optional) $10
Writ of Restitution Issuance & Execution $213
Notice of Appeal Filing (Optional) $100

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