Eviction FAQ's

No, we cannot guarantee how a judge may rule.

Evictions can take about 3-4 weeks for an uncontested case.

No, there are factors as to the length of an eviction.  First, the type of service.  Second, if the tenant files an answer and a court date is set, that waiting period alone can take up to 20 days.  Third, the Sheriff takes 10-14 days, but has been known to take longer.

It will take 10-14 days for the Sheriff to complete a lockout.  Holidays may take longer.

You (the owner) must arrange for a locksmith or change the locks yourself.  You must be at the property 15 minutes early and wait outside for the Sheriff.

Yes, they must be stored at least 15 days and a notice must be mailed to the tenant(s) stating how and when they must pick up their belongings and how much they must pay to do so.  The tenant(s) must be allowed to claim their possessions during normal business hours, during those 15 days.  However, the tenant(s) or anyone named on the writ may not re-enter the premises.  Another person may enter at their request "only to remove possessions" and this must be completed by 5:00 p.m..  A charge of the daily rental value (on the reverse of the writ) can be charge for each day that the belongings are stored.

If the tenant never contacts you and the total value of everything abandoned is less than $700.00 then the landlord may dispose of as he deems fit.  Throw away, sell it (for less than $300.00) or keep it.  It is strongly suggested that pictures be taken, in the event that evicted tenant(s) try to sue at a later date.  However this scenario is usually not the case.

First, it must be inventoried with a letter to the tenant.  Second, advertised in a local (legal) newspaper.  Third, sold at a public auction (by a licensed auctioneer) and the money turned over to the county tax collector.  In the event of this scenario, the contents may be placed in storage.  Cars do qualify as personal property.

No!  It would be considered harassment and subject to a $100.00 a day fine.

A tenant may withhold up to one months rent; however, only after notice to the landlord and a reasonable period of time to make repairs.  The repairs must also be of serious nature and directly related to a tenant's health and safety.

If you choose not to have an attorney represent you in court then you must appear.  However, if you retain an attorney then you may have an agent represent you.