There’s nothing enjoyable about starting the eviction process. Still, as a landlord, you need to protect your property and your income. One of the first steps is figuring out how much for an eviction notice. In 2025, the answer depends on your location and the method you use, but even small details can change the total cost.
Before going into detail, here’s a quick summary table of eviction costs, including notice and other related fees:
What Is an Eviction Notice?
An eviction notice is the first official step in asking a tenant to leave your property. It’s a written document that tells the tenant what the problem is and gives them a deadline to fix it or move out. This could be because they haven’t paid rent, broke the lease terms, or you’re ending the rental agreement for another reason.
It doesn’t remove the tenant on its own. It’s more like a warning: "Here’s the issue. You have x number of days to fix it or vacate." In most places, you have to serve this notice before you can file anything in court.
The Process of Evicting a Tenant: A Quick Overview
There are different types depending on the reason for the eviction: non-payment, lease violations, or ending a month-to-month tenancy. Here's a basic overview of how it usually works:
- You Serve the Eviction Notice: You give the tenant a written notice that explains what the issue is and how long they have to fix it or leave. This could be 3 days, 5 days, 30 days. You can usually post it on the door, hand it to them, or send it by mail (check your local laws to be sure).
- You wait: After serving the notice, there’s a waiting period. You have to give the tenant a fair chance to respond. They might pay the rent, correct the issue, or move out.
- You File in Court: If the deadline passes and nothing’s changed, the next step is to file for eviction in your local court. This is called an unlawful detainer case. You’ll pay a filing eviction fee and wait for a court date.
- You Go to Court: Both you and the tenant get a chance to show up. You’ll bring a copy of the notice, your lease agreement, and payment history (proof that you followed the rules). If the judge rules in your favor, you’ll get a court order saying the tenant must leave.
- Sheriff Lockout: If the tenant still doesn’t leave after the court date, you’ll request a writ of possession. A sheriff will post a final 5-day notice on the door. Once that time is up, the sheriff can physically remove the tenant if they’re still there.
From start to finish, the whole process can take anywhere from a few weeks to a few months.
Why Is an Eviction Notice Necessary?
You can’t just tell a tenant to leave and expect them to go. There are legal steps you have to follow. The notice shows the court you gave the tenant fair warning. Judges want to see that you followed the rules and gave the tenant a chance to fix the situation. Without that notice, your case might get thrown out.
It also protects you. When done properly, it creates a paper trail that can help you in court. And honestly, sometimes the notice alone solves the problem. There are many cases where tenants pay up or move out as soon as they see that piece of paper on the door.
How Much For an Eviction Notice and Filing It? Average Costs & Related Fees for Landlords
When most landlords ask “how much for an eviction notice?”, they’re usually thinking of the paper itself. And sure, serving the notice might only cost a few bucks. However, the real cost of an eviction goes way beyond that first step.
There are court fees, service fees, and possible eviction attorney costs, and that’s before we even get into lost rent or damage to your property. Let’s break it all down so you know what to expect:
Eviction Notice Fees
An eviction notice alone may cost little, especially if you draft and deliver it yourself. But if you want to ensure it's legally valid, expect some fees:
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DIY Notice: $0
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Lawyer/Online Drafting: $50–$150
Court Filing Fees
When you’ve served the eviction notice and the tenant hasn’t moved or fixed the issue, the next step is to file a lawsuit (or an unlawful detainer case).
Every court charges an eviction filing fee, and it varies based on your location. In some areas, it’s as low as $50. In other cities, especially larger cities or states like California or New York, it can go up to $450 or even $500. You’ll need to pay this upfront when you file your case.
Process Server or Sheriff Fees
After you file the case, you can’t just call or email the tenant to let them know. You have to legally serve them the court documents, which can add up the fees during the notice period. Some sheriffs charge a flat rate. Others charge per attempt if they can’t serve on the first try. A private process server is usually quicker but a bit more expensive.
- Estimated range: $40–$150 (sheriff)
- Private process server: $75–$200
Attorney Cost
In many cases, especially if the eviction is straightforward, you can handle it yourself. But if the tenant fights back, files counterclaims, or you’re dealing with strict rent control laws, hiring a lawyer might be the smarter move.
Attorneys typically charge a flat fee for uncontested evictions or hourly if things get complicated.
- Flat fee: $300–$1,000
- Eviction lawyer fees: $150–$400/hour
Property Damage Repairs
Unfortunately, some tenants don’t leave quietly. You might walk into a unit that needs serious repair: holes in the walls, trashed carpet, broken appliances, or worse.
Not every eviction ends in damage, but it’s common enough to factor into your budget. You’re responsible for making the place rentable again.
- Estimated range: $200–$5,000+ (depending on damage)
Lost Rental Income
While you’re going through the eviction process, you’re not collecting rent. In some areas, it takes 30 to 90 days (or longer) from notice to lockout. That’s time with zero cash flow coming in.
- Estimated loss: 1–3 months’ rent
Property Turnover Costs
Even after the tenant is out and repairs are done, there are more little costs: changing the locks, deep cleaning, paint touch-ups, minor fixes, listing the unit again, and screening new tenants. These turnover expenses add up fast, even in the best-case scenario.
- Estimated range: $150–$1,000+
To summarize, here are the details of the components in eviction notice costs:
The Full Cost of Eviction Beyond Notice Period: Court, Attorney & Aftermath
Beyond the eviction notice, the process of eviction depends on the tenant, the situation, and how your local court system handles these cases. You should know what can change the cost and how to prepare for it.
Uncontested vs. Contested Evictions
Most landlords hope for an uncontested eviction. That’s when the tenant either moves out on their own after the notice or doesn’t show up in court. You follow the legal steps, get a judgment, and the sheriff handles the rest. In these cases, you’re mainly paying court fees for eviction, service fees, and maybe a flat-rate attorney if needed.
- Uncontested eviction costs (average): $500–$1,500
- Timeframe: 3–6 weeks
Contested evictions are where things get expensive. If the tenant decides to fight the case, files a response, claims discrimination or unsafe living conditions, or simply drags things out, everything slows down. You may need to go to multiple court hearings, hire a lawyer, and deal with delays.
- Contested eviction costs: $2,000–$5,000+
- Timeframe: 2–3 months or more
The legal system gives tenants a lot of chances to respond or delay the process, and every delay means more rent lost and possibly more costs on your side.
Property Damage, Legal Disputes & Tenant Refusal
A tenant who refuses to leave, damages your unit out of spite, or clogs the process with legal claims can end up costing you thousands beyond the basic eviction fees.
- Property damage: Holes in walls, broken doors, ruined appliances, and trash left behind can turn a $1,000 security deposit into nothing. Cleaning alone can be a huge project.
- Legal disputes: If the tenant files a countersuit, claims harassment, or tries to use technicalities against you (like improper notice), you may end up needing legal backup. Lawyers charge by the hour.
- Refusing to leave: Even after you win in court, the tenant might still stay put. You’ll need to get the sheriff involved, which can take extra time and fees.
Evicting a Roommate vs. a Lease-Holding Tenant
Evicting someone who’s on the lease is a pretty standard legal process. You serve the notice, file the paperwork, and follow your state’s laws. But evicting a roommate can get messy fast.
For roommates not on the lease, you’re usually looking at a different legal path. In some states, it’s treated more like removing a guest or even a squatter. You might have to go through a separate civil eviction or forcible detainer case.
Evicting a co-tenant on the lease, though, is much more straightforward. You follow the same legal eviction process as you would for any other tenant, because they signed the rental agreement.
Roommate eviction complications:
- May require proving they had no legal right to live there
- Some states require you (as the primary tenant) to act as the “landlord” in court
- It can be emotionally harder, especially in shared living spaces
Eviction Notice Costs by State: Key Legal Differences
Eviction costs aren’t the same everywhere. Some states make it easier (and faster). Others have strict notice rules, longer court timelines, and stronger tenant protections.
California
Evicting a tenant in California is expensive and time-consuming. Between court backlogs, tenant-friendly laws, and required legal procedures, you’ll likely spend more and wait longer than in most other states.
- Court fees for eviction are on the higher end
- Sheriff lockouts can take several weeks
- Tenant protections often give renters more time and legal grounds to fight eviction
- Many landlords end up needing legal help, even for simple cases
Typical costs: $3,000–$7,000+
Average timeframe: 2–3 months (or more in cities with backlogged courts)
Texas
Texas is one of the more landlord-friendly states when it comes to evictions. The process is faster, and the overall costs are lower. Courts tend to move quicker, and there's less red tape compared to states like California or New York.
- Notices can be as short as 3 days for non-payment
- Court filings are affordable in most counties
- Fewer tenant protections mean fewer legal delays
- Great for landlords handling evictions without an attorney
Typical costs: $1,500–$4,000
Average timeframe: 2–4 weeks for a basic eviction
Maryland
Maryland has a balanced approach. It’s not as tenant-friendly as California, but it also isn’t as quick as Texas. The procedures are strict, so everything must be done by the book, but the costs are generally more reasonable.
- Filing fees and service fees are moderate
- Baltimore City and some counties may have longer timelines
- Landlords can often manage the process without a lawyer, but legal advice helps if tenants contest
Typical costs: $1,200–$3,500
Average timeframe: 3–6 weeks
Tips to Prevent Eviction as a Landlord
Dealing with an eviction is stressful, expensive, and time-consuming. While sometimes unavoidable, there are steps you can take to avoid getting to that point.
- Thorough Tenant Screening: Run full background checks. Verify income. Call previous landlords.
- Clear Lease Agreements: Make sure your lease spells everything out: rent due dates, grace periods, late fees, rules on guests, pets, etc. The clearer it is, the fewer disputes you'll have.
- Stay in Communication: Check in early and often. Offering payment plans or a short grace period can often resolve the issue without legal action.
- Offer Cash for Keys: It might sound crazy to pay someone to leave, but offering a few hundred dollars to move out voluntarily can save you thousands in legal fees and lost rent.
- Try Legal Mediation: Before filing an eviction, consider using a mediator. Some cities offer free or low-cost landlord-tenant mediation services.
- Use Property Management Tools or Pros: Hiring a property manager or using software like LeaseRunner helps you stay organized with payments, notices, and communication. It keeps everything on record.
Conclusion
How much for an eviction notice? The cost can range from $740 to over $7,700, especially when you factor in lost rent, legal fees, court costs, and turnover expenses..
If you're a landlord, you already know it's rarely just about the paper. Evictions cost time, energy, and your rental income. Therefore, the more proactive you are, the fewer costs you'll face.
Explore more on the LeaseRunner Blog to learn the smartest, most legal ways to handle tenant removals.
FAQs
Q1. How much does the court cost for an eviction?
A: Court filing fees vary by state and county but generally range from $50 to $500. Some places charge more, especially in big cities. And keep in mind, you’ll also pay for serving the notice, possible attorney fees, and other related costs.
Q2. How much does it cost to evict a roommate?
Evicting a roommate can be tricky and depends on whether they’re on the lease. If they’re not, it might be treated like removing a guest or trespasser, which can be faster and cheaper. But if they’re on the lease, the eviction process is similar to a regular tenant eviction, meaning court fees for eviction, service fees, and possibly legal fees. Costs typically range from a few hundred to a few thousand dollars.
