Rhode Island landlords who want clear insight into the Rhode Island eviction process and laws often should keep reading. This guide gives anyone dealing with evictions a clear view of why evictions begin, how each step works, how long they usually take, and the landlord-tenant laws that govern the entire process.
Rhode Island landlords who need a full breakdown of statewide rules can review the state’s landlord-tenant laws.
How Rhode Island Law Defines Eviction
Rhode Island law defines eviction as a court process that removes a tenant from a rental property. Landlords follow strict protocols, issue the correct notices, and file the case in the proper court so a judge can decide the outcome.
Landlords can find the governing rules in Rhode Island General Laws Title 34 ch. 18. and Rhode Island General Laws Title 34 ch. 18.1.
Eviction With Just Cause
Just cause in Rhode Island means a clear legal reason for ending a tenancy, such as nonpayment of rent, a material lease violation, or conduct that breaks state rental housing rules.
Rhode Island does not require just cause for every termination, but each ground requires the correct notice and the proper steps through the courts.
Rhode Island landlords should protect their best interests by documenting each just cause issue, saving communication records, and tracking every action. Strong documentation helps the landlord present a clear timeline and reduces disputes about why the tenancy ended.
Applicable laws: R.I. Gen. Laws Title 34 ch. 18, R.I. Gen. Laws Title 34 ch. 18.1
No-Fault Evictions
Rhode Island landlords with a fixed-term lease can end the tenancy without just cause upon the lease’s expiration. The landlord may simply choose not to renew, and the tenant must move out at the end of the term or face a holdover situation.
Rhode Island landlords with a month-to-month rental agreement may end the tenancy without stating a fault reason by giving a written 30-day notice. To do so, the landlord must deliver the notice at least 30 days before the end of the rental period.
Applicable laws: R.I. Gen. Laws Title 34 ch. 18, R.I. Gen. Laws Title 34 ch. 18 § 34-18-37
Grounds for Eviction in Rhode Island
Landlords in Rhode Island may begin an eviction for the following reasons:
Non-Payment of Rent
Rhode Island law sets the rent due date in the lease and gives tenants a 15-day grace period before the landlord may act. When a tenant exceeds this 15-day window, the landlord may issue a 5-day demand notice requiring the tenant to pay the full amount within 5 days or leave the property.
Applicable laws: R.I. Gen. Laws 34-18-15, R.I. Gen. Laws 34-18-35
Lease Violations
A rental agreement sets the rules of the landlord-tenant relationship. When a tenant breaks those rules, landlords in Rhode Island gain a clear basis to begin the eviction process. Common examples of lease violations include:
- Keeping an unauthorized large-breed dog in a no-pets building that bars animals of any size.
- Operating a home bakery that brings customer traffic into a residential unit, even though the lease limits business activity.
- Installing an above-ground hot tub on a balcony without permission and in violation of building safety limits and written lease terms.
Lease agreements protect both landlords and tenants, so everyone benefits when the terms are transparent. A strong lease agreement also helps a landlord enforce expectations and avoid avoidable disputes.
Applicable laws: R.I. Gen. Laws 34-18-24
Illegal Use of the Premises
Under Rhode Island law, landlords may evict tenants who engage in illegal activity on the property. Whether a tenant operates an unlicensed short-term rental business, stores illegal drugs in a locked storage room, sells stolen goods out of the garage, or hosts repeated large gatherings that involve criminal conduct, the landlord may act as soon as the illegal use occurs.
Clear documentation helps the landlord support each step of the eviction case and present a strong record of what happened and when.
Applicable laws: R.I. Gen. Laws 34-18-24, R.I. Gen. Laws 34-18-36
Tenant Actions that Threaten Health or Safety
Rhode Island law gives a landlord clear authority to act when a tenant creates health or safety risks that violate state housing codes or the rental agreement. Tenants must keep the unit clean, avoid damaging the property, and follow all health and safety standards, so serious violations require prompt attention from the landlord.
Common examples of health and safety violations in Rhode Island include:
- Blocking fire exits with stored items.
- Allowing garbage to build up inside the unit and attract pests.
- Disabling smoke detectors or carbon monoxide alarms in violation of state safety rules.
For a broader look at statewide standards, review Rhode Island’s warranty of habitability laws.
Applicable laws: R.I. Gen. Laws 34-18-24, R.I. Gen. Laws 34-18-36
Destruction or Neglect of the Rental Unit
Rhode Island law requires tenants to keep the rental unit clean, safe, and in good condition. When a tenant causes significant damage or fails to maintain basic upkeep in a way that harms the property or violates the rental agreement, the landlord has a clear basis to take action.
Landlords should gather detailed evidence before moving forward. Photos, dated inspection notes, repair estimates, and written communication help show the extent of the damage and when the issue began.
Applicable laws: R.I. Gen. Laws 34-18-24, R.I. Gen. Laws 34-18-36
Tenant is in a Month-to-Month Rental Contract
Rhode Island landlords do not need a specific reason to end a month-to-month rental agreement. When a landlord wants a tenant to move out, the landlord must give a 30-Day Notice to Terminate Tenancy at least 30 days before the end of the rental period. If the tenant stays beyond the deadline, the landlord may file an eviction case in district court.
Applicable laws: R.I. Gen. Laws 34-18-37
Step-by-Step Eviction Process in Rhode Island
Rhode Island landlords follow a clear legal path when they move forward with an eviction.
Here are the steps landlords must take:
1. Deliver Notice to the Tenant
A landlord in Rhode Island must first identify the exact ground for eviction, whether it involves nonpayment, a lease violation, or illegal activity, and then serve the notice that fits the situation. For issues the tenant can fix (or “cure”), the landlord must give the tenant a clear opportunity to correct the problem before taking the next step.
A landlord must follow Rhode Island’s service rules, which include personal delivery or first-class mail, and must recognize that certain violations allow no opportunity to cure, such as serious illegal activity. Detailed records of the notice, service method, and timeline provide the landlord with a strong foundation in court.
Notice Forms & Timelines
- 5-Day Notice for Nonpayment of Rent when the tenant reaches 15 days overdue.
- 20-Day Notice to Cure for most lease violations that the tenant can correct.
- 10-Day Notice to Quit for repeat lease violations within 6 months.
- 30-Day Notice to Terminate Tenancy for month-to-month agreements without cause.
- Immediate filing for illegal activity when the conduct meets criminal activity standards.
Applicable laws: R.I. Gen. Laws 34-18-35, R.I. Gen. Laws 34-18-36
2. File an Eviction Lawsuit Against the Tenant
Once the notice period ends or the tenant fails to cure a violation that Rhode Island law allows them to correct, the landlord must file a Complaint for Eviction in the appropriate Rhode Island district court. The landlord should include the grounds for eviction, proof of service, and any supporting documents.
After the landlord files the paperwork, they’ll need to pay the court’s filing fee. Next, the clerk will assign the case, set the hearing date, and prepare a Summons and Complaint for service on the tenant. The landlord will then wait for the court to finalize the hearing schedule and for any response the tenant chooses to file.
Applicable laws: R.I. Gen. Laws 34-18-35, R.I. Gen. Laws 34-18-36
3. Serve Court Summons Paperwork to the Tenant
Once the Rhode Island clerk assigns the hearing date, the landlord will arrange for service of the Summons and Complaint by a sheriff, deputy sheriff, constable, or any qualified adult who is at least 18 and not a party to the case. The server must complete the Proof of Service form required by the Rhode Island district court, and the landlord should keep a copy to confirm proper service.
After the tenant receives the Summons and Complaint, they may choose to file an Answer with the court before the hearing.
Applicable laws: R.I. Gen. Laws 9-5-3, R.I. Gen. Laws 34-18-35
4. Attend the Eviction Hearing
On the court date, the landlord and the tenant (or their legal representatives) will appear before a Rhode Island district court judge. Each side will present its case, which may include proof of notice, rent records, photos, inspection notes, written communication, or any other documents that support the landlord’s or tenant’s position.
During the hearing, the judge may ask detailed questions, review evidence, and consider any witness statements that help explain what happened. The judge will weigh all information provided by both parties before moving to the next stage of the eviction case.
Applicable laws: R.I. Gen. Laws 34-18-35, R.I. Gen. Laws 34-18-36
5. Court Reaches a Ruling
After the hearing ends, the judge will review the evidence, consider each party’s explanation, and evaluate the full picture. In Rhode Island, the judge usually issues a decision soon after the hearing, though the exact timing depends on the court’s workload and the details of the case.
Applicable laws: R.I. Gen. Laws 34-18-35, R.I. Gen. Laws 34-18-36
6. Judge Issues a Judgment for Possession and Writ of Execution
If the judge rules in favor of the tenant, the tenant will stay in the rental unit, and the case will close. If the judge rules in favor of the landlord, the landlord will receive a Judgment for Possession. The tenant may appeal the ruling, and Rhode Island law gives the tenant 5 days from the date of judgment to file that appeal.
Once the Judgment for Possession is in place, the landlord can request a Writ of Execution, which authorizes law enforcement to remove the tenant if the tenant stays past the deadline.
Applicable laws: R.I. Gen. Laws 34-18-35, R.I. Gen. Laws 34-18-36
7. Law Enforcement Executes the Writ of Execution for Possession
If the deadline passes and the tenant still has not moved out, a Rhode Island sheriff or constable will enforce the Writ of Execution. Law enforcement (not the landlord) will remove the tenant, return control of the unit to the landlord, and carry out the eviction in accordance with the court’s order.
If the tenant leaves belongings behind, Rhode Island law requires the landlord to store the items for 20 days. The landlord must send a written notice to the tenant at the tenant’s last known address and hold the belongings during this period before disposing of or selling them. The landlord must follow these rules even after the unit is returned to them.
Applicable laws: R.I. Gen. Laws 9-25-10, R.I. Gen. Laws 34-18-48
Tenant Defense Against Eviction in Rhode Island
A potential eviction can shape every part of a tenant’s life, often affecting work routines, childcare plans, and overall stability. The stress can rise quickly, yet tenants still have rights under Rhode Island law and can speak up at every stage of the process.
Tenants strengthen their position by keeping written records, communicating concerns early, and fixing issues when the law allows them to cure a violation. Careful review of the lease, clear documentation, and organized communication can go a long way, as well.
If the situation becomes too challenging to manage alone, tenants can seek legal support. For help, Rhode Island residents can contact Rhode Island Legal Services, which offers free or low-cost guidance to tenants facing eviction.
Timelines to Expect
In Rhode Island, an eviction can be completed in 1 to 4 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 Rhode Island eviction process that are outside landlords’ control for uncontested cases.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 5-90 Calendar Days |
| Court Issuing/Serving Summons | 5 Business Days |
| Tenant Response Period | 9-20 Calendar Days |
| Court Ruling | ~9 Business Days |
| Court Serving Writ of Execution | 6 Business Days |
| Final Notice Period | 1-3 Calendar Days |
Flowchart of the Rhode Island Eviction Process
Rhode Island Eviction Court Fees
The cost of an eviction in Rhode Island for all filing, court, and service fees can vary heavily based on service fees. Eviction cases shall be filed in the District Court, and the average cost is $235. The case can also be filed in the appropriate Housing Court.
| Fee | District |
| Initial Court Filing | $80+ |
| Summons Service | ~$45 |
| Writ of Execution Issuance | $20 |
| Writ of Execution Service | $45 |
| Writ of Execution Enforcement | $45 |
| Notice of Appeal Filing (Optional) | $150 |
Handle the Rhode Island Eviction Process Confidently
Eviction can be a stressful process for everyone involved, so steady preparation helps reduce delays and keep disputes from escalating. Property management software can help landlords organize notices, store documents, and track deadlines with less effort.
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