A tenant ignores the notice on the door, and now you're wondering what this actually costs. Depending on the state, whether the tenant fights back, and how much cleanup the unit needs, a single eviction can run from under $700 to well over $7,800, and that's before lost rent. This guide breaks down the cost of an eviction notice, plus every court fee, attorney cost, and turnover expense that follows.
Here's the quick-reference version. The three scenarios below are realistic estimates based on typical case files, not a straight sum of the line items above them, so treat them as a guide to where you're likely to land rather than a running total.
Those seven line items rarely all apply to the same case at once. What you actually pay comes down to which of three scenarios you land in:
Lost rent is never included in the dollar figures above, since it depends entirely on how long your local court takes. Track it as its own line item, on top of whichever scenario you're closest to.
Cost Breakdown by Line Item
When most landlords ask how much an eviction notice costs, they're picturing the paper itself, and that part is genuinely cheap. Serving the notice might cost you nothing if you draft and deliver it yourself. The real expense builds after that: court filing, service of process, and everything that happens if the tenant doesn't leave quietly. Below is what feeds into each line item from the table above.
Eviction Notice Fees: $0–$150
An eviction notice alone may cost you almost nothing, especially if you draft and deliver it yourself following your lease's own clauses. If you want a lawyer or an online service to draft it for legal certainty, expect to pay $50 to $150. Either way, this step is the smallest piece of the total.
Court Filing Fees: $15–$435
Every court charges a filing fee once you move from notice to lawsuit, and the range is wider than most guides suggest. Maryland's base court fee is just $15 for a nonpayment case, though a landlord-paid surcharge added in 2024 brings the real total closer to $23–$118; see the state breakdown below for the details. Texas Justice Courts run $46 to $150. In tenant-protective states like California, filing an unlawful detainer can cost $240 to $435, depending on the amount you're claiming. You pay this fee upfront when you file.
Service of Process: $25–$200
After you file, you can't just call or text the tenant to let them know a lawsuit is coming. State law requires formal service of the court papers. A sheriff or constable typically charges $25 to $150, depending on the county, while a private process server moves faster but usually runs $75 to $200. Either route counts toward your total eviction expenses.
Attorney Cost: $300–$1,000+ Flat, or $150–$400/hr
Hiring a lawyer is optional, but it's often the smarter move if the tenant fights back, files a counterclaim, or you're dealing with a state that has strict procedural rules.
For an uncontested eviction, where the tenant doesn't dispute anything and your paperwork is clean, attorneys typically charge a flat fee of $300 to $1,000. That covers drafting, filing, and guidance through the process. For a contested eviction, one where the tenant fights back, claims a defense, or the case gets tangled up in local rent rules, attorneys usually switch to hourly billing at $150 to $400 an hour, and the total climbs fast the longer the case runs.
Property Damage Repairs: $200–$5,000+
Not every tenant leaves quietly. You might walk into a unit with holes in the walls, ruined carpet, or broken appliances. Not every eviction ends this way, but it happens often enough that you should budget for it. You're on the hook for making the unit rentable again, and costs here range from $200 for minor touch-ups to $5,000 or more for serious damage.
Lost Rental Income: 1–3 Months' Rent
While the eviction moves through the courts, you're not collecting rent. In some areas, the full process, from notice to lockout, takes 30 to 90 days or longer, which can hit your cash flow hard.
This is the one cost that doesn't appear in any of the dollar figures elsewhere in this article, since it depends entirely on your local court's speed rather than on a fixed fee. Track it on its own.
Property Turnover Costs: $150–$1,000+
Once the tenant is out and repairs are done, you're still not finished. Changing the locks, deep cleaning, touching up paint, and screening a new tenant all add up. These turnover costs run $150 to $1,000 or more, even when the eviction itself went as smoothly as possible.
What Changes Your Total Cost
Your total bill isn't fixed. It moves based on five things: which state you're in, whether the tenant fights back, whether you hire a lawyer, how long the case drags on, and what shape the unit is in when you finally get it back.
State and Local Laws (Jurisdiction)
State law drives most of the variation you'll see. States with strong tenant protections, like California and New York, tend to require longer notice periods, charge higher filing fees, and move more slowly through the courts, all of which push up your lost rental income.
The filing fee itself is set at the county or state level, and that alone ranges from $23 in Maryland (once the mandatory 2024 surcharge is included) to $435 in parts of California. Some jurisdictions also require a private process server or certified mail for proper service, which adds to your upfront cost, while others allow simple posting on the door. Check which notice types your state actually permits before you serve anything.
Tenant's Response: Uncontested vs. Contested
The tenant's reaction determines whether this remains a quick paperwork process or becomes a drawn-out fight. If the tenant vacates after the notice, or simply doesn't show up in court, your total will sit close to the best-case or typical scenario from the table above: filing fees, service, and maybe a flat-rate attorney.
If the tenant hires a lawyer, files a counterclaim, or requests a trial, attorney billing switches to hourly, and the court calendar stretches out, pushing your total toward the worst-case range and extending the timeline to two or three months or more.
Some tenants stay put even after losing in court. When that happens, you need the sheriff to enforce the writ of possession, which adds time and a modest additional fee on top of what you've already spent getting the judgment.
Use of Legal Representation
Professional legal help isn't required for a straightforward eviction, but it's one of the biggest cost drivers when you do use it. If you handle all the paperwork and court appearances yourself, you eliminate attorney fees entirely and save hundreds or thousands of dollars, a strategy that only makes sense for uncontested cases in landlord-friendly states. If you hire an attorney, their fee, whether a flat $300 or an hourly rate up to $400, is usually the single largest line item on your final bill, and the gap between a simple case and a complicated one shows up almost entirely here.
Duration of the Process
Every extra day the case drags on increases your financial exposure, primarily through lost rent. If the eviction takes 60 days instead of 30, you lose an extra month of rent you never would have missed otherwise. Many landlords track these deadlines with property management software that flags each legal step automatically, since missing a filing window can restart the clock and double the delay.
You can use an eviction check tool to estimate the timeline for your state or check how long does an eviction take.
Property Damage, Turnover, and a Tenant Who Won't Leave
We covered typical repair costs above. The variable here is how much worse a spiteful move-out makes things: extra cleaning, repainting, and sometimes pest control on top of ordinary wear and tear. A security deposit rarely covers the full damage bill when a tenant leaves angrily, which is why turnover and repair costs so often appear together on the same invoice.
Evicting a Roommate vs. a Lease-Holding Tenant
Evicting someone who's on the lease follows a standard legal process: serve the notice, file the paperwork, and follow your state's rules. Evicting a roommate who isn't on the lease is messier. In some states, that person is treated more like a guest or even a squatter, which can result in a separate civil action rather than a standard eviction.
- Removing a roommate not on the lease may require proving they had no legal right to live there in the first place.
- Some states require the primary tenant, not the property owner, to act as the "landlord" in court against their own roommate.
- It's often emotionally harder to manage than a standard tenant eviction, especially in shared living situations.
Eviction Notice Costs by State: Key Legal Differences
The answer to how much for an eviction notice depends heavily on your state, so the six states below are all presented using the same set of facts: the notice period, the filing fee, service costs, and two cost totals. "Court + service fees" means the hard, easy-to-verify minimum everyone pays: the filing fee plus service of process. "Typical all-in" adds a realistic attorney fee and turnover cost on top, based on how cases in that state usually play out. Neither figure includes lost rent, which stays a separate line item throughout this guide.
Kansas
Kansas keeps the eviction process fairly straightforward, though your exact cost shifts by county.
- Notice for nonpayment: 3 days (three consecutive 24-hour periods), under KSA 58-2564 (Source: Kansas Office of the Revisor of Statutes).
- Notice to cure other lease violations: 14 days, with the lease ending 30 days later if the tenant doesn't fix the problem (Source: Kansas Office of the Revisor of Statutes, KSA 58-2564).
- Filing fee: $54–$174, based on the amount claimed, per the Kansas court fee schedule (Source: Kansas Judicial Branch).
- Court + service fees only: roughly $95–$300
- Typical all-in cost: $500–$1,500
- Timeline: 3–6 weeks
Georgia
Georgia's rules changed significantly in 2024, and many older guides still describe the pre-reform process.
- Notice for nonpayment: 3 business days to pay or vacate, required since the Safe at Home Act (HB 404) took effect on July 1, 2024, under OCGA § 44-7-50(c). Before that law, Georgia landlords could file without a statutory waiting period (Source: Georgia General Assembly, HB 404 (2024); OCGA § 44-7-50(c)).
- Notice for other lease violations: no fixed statutory window; give a reasonable cure period and follow whatever your lease specifies
- Filing fee: $60–$100, depending on county (Source: Georgia magistrate court fee schedules (vary by county)).
- Court + service fees only: roughly $85–$150
- Typical all-in cost: $300–$1,200
- Timeline: 2–4 weeks for an uncontested case
California
California takes longer and costs more than almost anywhere else on this list, largely because of its tenant protections.
- Notice for nonpayment: 3 days, excluding weekends and court holidays as of CCP § 1161 (effective February 2025) (Source: California Code of Civil Procedure § 1161).
- Notice for other lease violations: 3 days to cure the breach or vacate, under CCP § 1161(3).
- Filing fee: $240–$435, based on the amount claimed. Source: California Courts fee schedule
- Court + service fees only: roughly $340–$735
- Typical all-in cost: $3,000–$7,000+, and contested cases with heavy damage or a backlogged court can run well past that
- Timeline: 2–3 months, longer in Los Angeles or San Francisco. As of January 2025, Assembly Bill 2347 doubled the tenant's response window after being served, from 5 to 10 business days: a real, if modest, addition to how long an uncontested-looking case can now take before it's actually uncontested (Source: California Legislative Information, AB 2347 (2025)).
Texas
Texas moves fast and charges some of the lowest filing fees in the country, which is why it has a reputation as the most landlord-friendly state here, though the rules changed for every filing made on or after January 1, 2026.
- Notice to vacate: still 3 days by default, and the lease can shorten or lengthen it, under Texas Property Code § 24.005. But as of Senate Bill 38 (effective January 1, 2026), if the tenant hasn't been late before, the notice must specifically say "pay rent or vacate" rather than a bare notice to vacate, giving them the express option to catch up instead of just leaving (Source: Texas Property Code § 24.005; Texas Senate Bill 38 (2025)).
- Notice for other lease violations: no fixed statutory cure period under Texas Property Code Chapter 24; the lease's own cure clause controls before a notice to vacate is required.
- Filing fee: $46–$150 in Justice of the Peace court, unchanged by SB 38. Source: Texas Justice Court fee schedules
- Court + service fees only: roughly $120–$250
- Typical all-in cost: $1,500–$4,000+, a contested hearing, or a writ-of-possession fee comes into play. This figure reflects the full all-in cost, not the hard court-and-service minimum above it, which is why it looks high next to Texas's low base fees
- Timeline: 3–6 weeks from notice to lockout. SB 38 also rewrote the procedural rules (Rule 510): it now bars tenants from raising unrelated counterclaims in Justice Court, requires appeals to include a sworn good-faith statement, and allows electronic delivery of the notice if the lease authorizes it, all of which tend to speed the case up rather than add cost (Source: Texas Rules of Civil Procedure, Rule 510, as amended by SB 38).
Maryland
Maryland sits in the middle: not as tenant-protective as California, not as fast as Texas. Its filing fee is also more complicated than most summaries let on. The "$15" figure you'll see everywhere is only half the story.
- Notice for nonpayment: 10 days to pay or vacate, under Maryland Real Property Code § 8-401(c)(1). (Source: Maryland Real Property Code § 8-401(c)(1)).
- Notice for other lease violations: 30 days
- Filing fee: the base court fee is genuinely just $15 ($25 in Baltimore City), the lowest base fee of any state on this list. But the 2024 Renters' Rights and Stabilization Act (HB 693/SB 481) added a separate, mandatory surcharge on top: $8 to $93 for a nonpayment filing, paid by the landlord and legally barred from being passed on to the tenant.
Once you add the surcharge, a Maryland filing effectively runs $23 to $118, closer to the national average than the bare $15 figure suggests. Source: Maryland Access to Justice Commission, summary of HB 693/SB 481 (2024)
- Court + service fees only: roughly $65–$220, factoring in the surcharge and typical service costs
- Typical all-in cost: $1,200–$3,500
- Timeline: 3–6 weeks
New York
New York is the state landlords picture when they imagine an eviction going sideways, and the numbers back that up.
- Notice for nonpayment: 14 days to pay, under RPAPL § 711(2). Source: New York Real Property Actions and Proceedings Law § 711(2)
- Notice for other lease violations: typically 10 days to cure under standard lease terms (no single statewide statutory window for market-rate tenancies).
- Filing fee: $45–$150, depending on whether the case is filed in Housing Court, District Court, or a local Town or Village Court. Source: NY Courts, Landlord's Guide to Nonpayment Eviction Proceedings
- Court + service fees only: roughly $100–$300
- Typical all-in cost: $2,500–$8,000+, driven by court backlogs, the state's Good Cause Eviction Law, and New York City's right-to-counsel program, which puts a free attorney on the tenant's side in a large share of cases
- Timeline: 2–4 months, sometimes longer in New York City housing court
Tips to Prevent Eviction as a Landlord
Dealing with an eviction is stressful and expensive, even when everything goes right. While it isn't always avoidable, a few habits keep you further from the worst-case numbers above.
- Screen tenants thoroughly. A full background and income check catches most red flags before they become a filing. See how to check eviction history for a starting point.
- Write a clear lease. The more specific your terms, the fewer disputes you'll have when something goes wrong.
- Stay in communication. Offering a payment plan or a short grace period often resolves the issue before you ever have to file anything, and it costs far less than finding out what an eviction actually runs.
- Consider cash for keys. Paying a tenant a few hundred dollars to leave voluntarily can save you thousands in legal fees and lost rent.
- Use property management tools. Software or a property manager helps you stay organized with payments, notices, and every legal deadline along the way.
Conclusion
So, how much for an eviction notice? The notice itself is cheap. What adds up is everything after it: court fees, a possible attorney, and whatever the unit needs before you can re-rent it. Based on typical case patterns, plan for somewhere around $240 in the cleanest, uncontested case, up to $7,800 or more when a tenant contests, real damage is involved, and you're paying an hourly attorney. Add one to three months of lost rent on top, tracked separately. Screen well, document everything, and you'll rarely land near the high end.
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. Can I make the tenant pay my eviction costs?
Sometimes, but don't count on collecting the full amount. Many leases include a clause that makes the tenant responsible for court costs and attorney fees if you win the case, and a judge can write those into the judgment. The catch is enforcement: a judgment doesn't pay itself, and a tenant who couldn't afford rent usually can't afford to reimburse you either. Your security deposit is the most reliable source of repayment, followed by wage garnishment or a collections agency if the balance is large enough to justify the effort.
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 on the lease, the process is similar to a regular tenant eviction, with court fees, service fees, and possibly legal fees. If they're not on the lease, it's often messier rather than simpler: some states treat that person as a guest or trespasser, which can mean a separate civil action, like an unlawful detainer or ejectment suit, instead of the standard eviction process. This can add time and cost rather than cutting it.
Q3. Is it cheaper to pay cash for keys than to evict?
In most cases, yes. A cash-for-keys deal (paying the tenant a few hundred dollars to leave voluntarily by an agreed date) usually costs far less than a contested eviction once you add up court fees, attorney time, and lost rent during a multi-month case. It also gets the unit back faster, since you skip the notice period, the court date, and the wait for a sheriff to enforce the judgment. It works best before you've filed anything in court; once a case is already moving through the system, the tenant's incentive to take the deal drops.
Q4. Does the security deposit cover eviction costs?
Only partly, and usually not by much. A security deposit is meant to cover unpaid rent and damage beyond normal wear and tear, not the court filing fee, service costs, or an attorney's bill. If the tenant owes several months of back rent or left the unit in bad shape, the deposit often gets absorbed before you've paid a single legal expense. Some landlords apply whatever's left toward eviction costs, but most states require a specific accounting and written notice to the former tenant before you can do that.
Disclaimer: The information provided in this post is intended for general informational and educational purposes only. It should not be construed as legal, accounting, or tax advice. For guidance specific to your situation, we recommend consulting with a qualified professional in the relevant field before taking any action based on the content provided.
