Uncontested: 45–90 days ·
Contested: 90–210 days · Under D.C. Code § 42-3201 et seq. (Rental Housing Act of 1985)
The District of Columbia eviction process requires a court-ordered judgment before a landlord can remove a tenant. Timeline figures below begin after the pre-filing notice period expires and the landlord files the complaint with the court. Add 3–60+ days for the applicable pre-filing notice period (pay-or-quit, cure-or-quit, or no-fault) depending on the eviction reason.
District of Columbia Eviction Timeline at a Glance1
45–90 daysUncontested
90–210 daysContested
$15–$120Court filing fee
$1,000–$4,000Attorney fees (est.)
#51 of 51Fastest nationally
Uncontested eviction (after filing)
45–90 days
D.C. Code § 42-3201 et seq. (Rental Housing Act of 1985)
Contested eviction (after filing)
90–210 days
D.C. Code § 42-3201 et seq. (Rental Housing Act of 1985)
Pre-filing notice: Non-payment of rent
30 days
D.C. Code § 42-3201 et seq. (Rental Housing Act of 1985)
Pre-filing notice: Lease violation / cure
30 days
D.C. Code § 42-3201 et seq. (Rental Housing Act of 1985)
Pre-filing notice: End of term / no-cause
30 days
D.C. Code § 42-3201 et seq. (Rental Housing Act of 1985)
Court filing fee
$15–$120
D.C. Code § 42-3201 et seq. (Rental Housing Act of 1985)
Step-by-step District of Columbia eviction process
Day-by-day, every stage.
Each row's day-label is the cumulative start of that stage on the worst-case clock.
Pre-filingNoticeFileCourtLockout
30d
1
Stage 1 · Gate
Serve written notice to pay or quit
Day 1
Landlord must deliver a written 30-day notice demanding rent or possession. Service must comply with District of Columbia statute.
If tenant has not paid or vacated after the notice period, landlord files in the appropriate local court and pays the filing fee.
5d
3
Stage 3 · File
Serve summons and complaint
Day 34
The court issues a summons; a process server or sheriff must personally serve the tenant. Service rules vary by county.
14d
4
Stage 4 · Court
Court hearing and judgment
Day 39
Tenant typically has a short window to file a written answer. If no answer is filed, landlord may obtain default judgment. Contested cases are set for a trial date.
7d
5
Stage 5 · Lockout
Writ of possession / sheriff lockout
Day 53
Upon judgment for the landlord, the court issues a writ of possession. The sheriff or constable posts and then executes the lockout; only law enforcement may physically remove the tenant.
Day 60
✓
Possession recovered
Worst case · Day 60
Timelines begin at court filing, not notice service.
The District of Columbia timelines above start when the landlord files the eviction complaint with the court.
Add pre-filing notice periods (3–60 days depending on eviction reason) to get the full end-to-end timeline.
Self-help eviction, changing locks, removing belongings, or shutting off utilities, is illegal in District of Columbia and exposes the landlord to significant damages.
About this page. Researched and written by the NextGen Properties research team — the underwriters, asset managers, and acquisitions staff who have priced, bought, and operated rental property for more than two decades. Reviewed before publication by the NextGen Properties editorial desk. How we work: editorial guidelines · scoring methodology.
