US Eviction Statistics 2026: Costs, Timelines & Risk by State

Name: US State Landlord-Tenant Laws & Eviction Statistics (2026)
Creator: NextGen Properties
License: https://creativecommons.org/licenses/by/4.0/

US Eviction Statistics at a Glance

The average eviction court filing fee in the United States runs $135 to $230, ranging from $15 in the District of Columbia to $460 at the top of Utah’s range.
An uncontested eviction takes 25 to 49 days on average nationwide; a contested eviction takes 55 to 126 days.
Attorney fees for a contested eviction average $618 to $2,971 across the 51 jurisdictions, topping out at $4,500 in California.
16 jurisdictions ban source-of-income discrimination against Section 8 voucher holders, 10 require just cause for eviction, 33 states preempt local rent control, and 5 have a statewide rent cap.
Since 1976, the national population-weighted average Eviction Risk Score has climbed from 2.68 to 4.75, a 77% increase, peaking at 5.44 during the pandemic-era protections of 2021. The modern low was 2.33 in 1987.

Every figure on this page comes from the Eviction Risk Map state landlord-tenant law dataset and the NGP-EvictStats-v12.2 scoring model, which covers 31,783 US cities. The full datasets are free to download on our open data page, and the scoring approach is documented in our methodology.

Eviction Costs by State

An eviction’s price tag has two big line items: the court filing fee and, in a contested case, the attorney. The cheapest filings in the country are the District of Columbia’s $15 low end and Maryland’s $50–$60; the most expensive are Utah at $360–$460, Minnesota at $310–$410, and Vermont at $295–$340. California has the nation’s highest attorney fee range at $1,500–$4,500. Click any column header to sort; click a state for its full cost breakdown.

State	Court filing fee	Attorney fee (contested)	Uncontested timeline	Contested timeline
Alabama	$200–$300	$500–$2,500	30–45 days	60–120 days
Alaska	$150–$250	$500–$2,500	25–40 days	50–100 days
Arizona	$210–$350	$500–$3,000	21–35 days	60–120 days
Arkansas	$165–$250	$500–$2,500	30–60 days	90–150 days
California	$240–$435	$1,500–$4,500	35–60 days	75–180 days
Colorado	$105–$200	$750–$3,500	21–45 days	60–120 days
Connecticut	$175–$250	$750–$3,500	30–60 days	60–150 days
Delaware	$45–$125	$500–$3,000	30–45 days	60–120 days
District of Columbia	$15–$120	$1,000–$4,000	45–90 days	90–210 days
Florida	$185–$400	$750–$3,500	20–30 days	45–110 days
Georgia	$60–$250	$500–$3,000	14–30 days	45–90 days
Hawaii	$155–$265	$750–$3,500	30–60 days	75–150 days
Idaho	$160–$260	$500–$2,500	21–45 days	45–120 days
Illinois	$200–$400	$750–$3,500	30–60 days	60–150 days
Indiana	$150–$200	$500–$2,500	21–45 days	45–100 days
Iowa	$95–$200	$500–$2,500	21–40 days	45–100 days
Kansas	$120–$200	$500–$2,500	21–45 days	45–100 days
Kentucky	$150–$250	$500–$2,500	21–45 days	45–120 days
Louisiana	$170–$300	$500–$3,000	14–30 days	30–90 days
Maine	$150–$200	$750–$3,000	30–50 days	60–120 days
Maryland	$50–$60	$500–$3,000	30–45 days	45–120 days
Massachusetts	$195–$295	$750–$3,500	30–60 days	90–180 days
Michigan	$45–$150	$500–$2,500	21–45 days	45–120 days
Minnesota	$310–$410	$750–$3,000	30–60 days	60–150 days
Mississippi	$75–$150	$500–$2,500	30–60 days	60–120 days
Missouri	$70–$180	$500–$3,000	21–45 days	45–120 days
Montana	$90–$170	$500–$2,500	21–45 days	45–120 days
Nebraska	$85–$200	$500–$2,500	21–45 days	45–100 days
Nevada	$270–$360	$750–$3,000	21–45 days	45–120 days
New Hampshire	$130–$195	$500–$2,500	30–50 days	60–120 days
New Jersey	$50–$100	$750–$3,500	30–60 days	90–180 days
New Mexico	$132–$200	$500–$3,000	21–45 days	45–120 days
New York	$45–$210	$1,000–$4,000	30–90 days	90–210 days
North Carolina	$150–$200	$500–$2,500	21–45 days	45–100 days
North Dakota	$75–$150	$500–$2,500	21–40 days	45–100 days
Ohio	$160–$250	$500–$3,000	21–45 days	45–120 days
Oklahoma	$75–$175	$500–$2,500	21–45 days	45–100 days
Oregon	$165–$275	$750–$3,500	30–60 days	60–150 days
Pennsylvania	$130–$250	$500–$3,000	30–60 days	60–150 days
Rhode Island	$155–$250	$750–$3,000	30–60 days	60–120 days
South Carolina	$110–$200	$500–$2,500	21–45 days	45–100 days
South Dakota	$95–$180	$500–$2,500	21–40 days	45–100 days
Tennessee	$200–$300	$500–$2,500	21–45 days	45–120 days
Texas	$54–$125	$500–$3,500	21–30 days	45–90 days
Utah	$360–$460	$750–$3,500	21–45 days	45–120 days
Vermont	$295–$340	$750–$3,000	30–60 days	60–150 days
Virginia	$58–$90	$500–$3,000	21–45 days	45–120 days
Washington	$83	$1,000–$3,500	30–60 days	60–150 days
West Virginia	$75–$150	$500–$2,500	21–45 days	45–100 days
Wisconsin	$95–$175	$500–$3,000	21–45 days	45–120 days
Wyoming	$85–$175	$500–$2,500	21–45 days	45–100 days

Timeline spreads are just as wide as the fee spreads. Georgia can finish an uncontested eviction in 14 days and Louisiana a contested one in 30, while New York and the District of Columbia both run to 210 days when a case is contested. Sheriff lockout fees, not shown above, add roughly $25 to $200 depending on the state.

Tenant Protections by State

Tenant protections cluster tightly: all 10 just-cause jurisdictions also ban source-of-income discrimination, and all 5 statewide rent caps sit inside that same group. Illinois and Nevada are the only two states that protect source of income while also preempting local rent control. The average risk score column is each state’s population-weighted average Eviction Risk Score (0–10; higher = more tenant-protective). Click a state for its full protections breakdown.

State	Source of income protected	Just cause required	Rent control status	Avg risk score
Alabama	No	No	Local rent control preempted	2.4
Alaska	No	No	Local option	3.3
Arizona	No	No	Local rent control preempted	2.7
Arkansas	No	No	Local rent control preempted	2.3
California	Yes	Yes	Statewide cap: 5% + CPI, max 10%	8.4
Colorado	Yes	Yes	Local option	4.8
Connecticut	Yes	Yes	Local option	6.7
Delaware	No	No	Local option	4.3
District of Columbia	Yes	Yes	Statewide cap: 2% + CPI, max 10%	9.1
Florida	No	No	Local rent control preempted	2.5
Georgia	No	No	Local rent control preempted	2.6
Hawaii	No	No	Local rent control preempted	5.3
Idaho	No	No	Local rent control preempted	2.1
Illinois	Yes	No	Local rent control preempted	4.7
Indiana	No	No	Local rent control preempted	2.4
Iowa	No	No	Local rent control preempted	2.5
Kansas	No	No	Local rent control preempted	2.3
Kentucky	No	No	Local rent control preempted	2.5
Louisiana	No	No	Local rent control preempted	3.0
Maine	Yes	No	Local option	4.7
Maryland	Yes	Yes	Local option	6.2
Massachusetts	Yes	No	Local option	6.2
Michigan	No	No	Local rent control preempted	3.3
Minnesota	Yes	No	Local option	5.1
Mississippi	No	No	Local rent control preempted	2.5
Missouri	No	No	Local rent control preempted	2.5
Montana	No	No	Local rent control preempted	2.3
Nebraska	No	No	Local rent control preempted	2.9
Nevada	Yes	No	Local rent control preempted	4.4
New Hampshire	Yes	No	Local option	3.9
New Jersey	Yes	Yes	Local option	7.6
New Mexico	No	No	Local option	3.8
New York	Yes	Yes	Statewide cap: varies by locality	9.1
North Carolina	No	No	Local rent control preempted	2.9
North Dakota	No	No	Local rent control preempted	1.8
Ohio	No	No	Local rent control preempted	2.7
Oklahoma	No	No	Local rent control preempted	2.3
Oregon	Yes	Yes	Statewide cap: 7% + CPI, max 10%	7.1
Pennsylvania	No	No	Local rent control preempted	4.3
Rhode Island	No	No	Local option	5.6
South Carolina	No	No	Local rent control preempted	2.5
South Dakota	No	No	Local rent control preempted	1.9
Tennessee	No	No	Local rent control preempted	2.4
Texas	No	No	Local rent control preempted	2.6
Utah	No	No	Local rent control preempted	2.2
Vermont	Yes	Yes	Local option	5.1
Virginia	No	No	Local rent control preempted	3.8
Washington	Yes	Yes	Statewide cap: 7% + CPI, max 10%	7.0
West Virginia	No	No	Local rent control preempted	3.0
Wisconsin	No	No	Local rent control preempted	3.1
Wyoming	No	No	Local rent control preempted	2.7

Only 5 jurisdictions cap rent increases statewide: California (5% + CPI, max 10%), the District of Columbia (2% + CPI, max 10%), Oregon and Washington (each 7% + CPI, max 10%), and New York, where limits vary by locality. Meanwhile 33 states prohibit their own cities from adopting local rent control at all. For the city-level picture, see our rent control guide for all 50 states and the list of cities with rent control.

The Market Context: Rent and Risk by State

Regulation and rent travel together. Eight of the ten most tenant-protective jurisdictions post average rents above the $1,543 national average. California’s average rent of $2,102 is the nation’s highest and nearly 2.4 times West Virginia’s $869, the lowest; Hawaii ($2,059) and the District of Columbia ($1,954) round out the top three. On the risk axis, New York and D.C. lead at 9.1, while North Dakota (1.8) and South Dakota (1.9) anchor the landlord-friendly end.

State	Average rent	Avg risk score	Scored cities	Population covered
Alabama	$1,070	2.4	593	3,417,966
Alaska	$1,404	3.3	350	719,609
Arizona	$1,579	2.7	462	6,900,686
Arkansas	$979	2.3	621	2,144,262
California	$2,102	8.4	1,590	37,374,942
Colorado	$1,786	4.8	477	5,092,630
Connecticut	$1,605	6.7	214	2,247,672
Delaware	$1,505	4.3	79	439,655
District of Columbia	$1,954	9.1	1	681,294
Florida	$1,728	2.5	949	17,206,786
Georgia	$1,402	2.6	673	5,468,485
Hawaii	$2,059	5.3	161	1,368,456
Idaho	$1,302	2.1	236	1,413,731
Illinois	$1,373	4.7	1,456	11,235,210
Indiana	$1,106	2.4	967	4,860,398
Iowa	$976	2.5	1,026	2,624,700
Kansas	$1,082	2.3	740	2,494,577
Kentucky	$1,041	2.5	552	2,949,308
Louisiana	$1,082	3.0	489	2,979,388
Maine	$1,190	4.7	155	671,089
Maryland	$1,836	6.2	532	5,209,976
Massachusetts	$1,842	6.2	248	5,031,418
Michigan	$1,157	3.3	743	5,577,521
Minnesota	$1,366	5.1	909	4,802,963
Mississippi	$1,032	2.5	426	1,654,801
Missouri	$1,105	2.5	1,079	4,408,470
Montana	$1,087	2.3	492	788,303
Nebraska	$1,049	2.9	593	1,591,809
Nevada	$1,606	4.4	132	3,050,760
New Hampshire	$1,496	3.9	100	660,783
New Jersey	$1,821	7.6	696	6,117,609
New Mexico	$1,085	3.8	517	1,817,728
New York	$1,777	9.1	1,285	16,362,263
North Carolina	$1,342	2.9	773	6,708,192
North Dakota	$950	1.8	406	631,548
Ohio	$1,094	2.7	1,250	8,336,660
Oklahoma	$1,039	2.3	838	3,210,033
Oregon	$1,538	7.1	425	3,474,865
Pennsylvania	$1,229	4.3	1,952	7,305,933
Rhode Island	$1,350	5.6	36	682,093
South Carolina	$1,272	2.5	472	2,647,021
South Dakota	$954	1.9	476	719,280
Tennessee	$1,292	2.4	501	4,533,556
Texas	$1,432	2.6	1,839	23,265,806
Utah	$1,581	2.2	332	3,260,435
Vermont	$1,282	5.1	180	278,625
Virginia	$1,760	3.8	680	6,001,868
Washington	$1,811	7.0	637	6,509,433
West Virginia	$869	3.0	438	783,278
Wisconsin	$1,118	3.1	803	4,429,543
Wyoming	$1,020	2.7	202	457,327

The long arc matters too: the national average Eviction Risk Score sat at 2.68 in 1976, bottomed at 2.33 in 1987, and stands at 4.75 in 2025 after peaking at 5.44 in 2021. Explore any market down to the census tract on the interactive eviction risk map.

Frequently Asked Questions

How much does an eviction cost in the US in 2026?

Eviction court filing fees average $135 to $230 nationally, but the spread across states is wide: the District of Columbia charges as little as $15 while Utah charges $360 to $460. Attorney fees for a contested case range from about $500 in the lowest-cost states to $4,500 at the top of California's range, averaging $618 to $2,971 across all 51 jurisdictions. Sheriff lockout fees add roughly $25 to $200 depending on the state. Counting fees alone, before any lost rent during the 55-to-126-day average contested timeline, a fully contested eviction is routinely a four-figure expense.

How long does an eviction take in the US?

Nationally, an uncontested eviction takes 25 to 49 days on average from filing to lockout, and a contested eviction takes 55 to 126 days. The fastest states are in the South: Georgia and Louisiana can complete an uncontested case in as little as 14 days, and a contested Louisiana case can finish in 30. At the other extreme, contested evictions in New York and the District of Columbia can stretch to 210 days, roughly seven months.

Which states protect Section 8 vouchers from source-of-income discrimination?

Sixteen of the 51 US jurisdictions, 15 states plus Washington, D.C., treat lawful source of income as a protected class, meaning a landlord cannot refuse an applicant solely for paying with a Section 8 Housing Choice Voucher: California, Colorado, Connecticut, District of Columbia, Illinois, Maine, Maryland, Massachusetts, Minnesota, Nevada, New Hampshire, New Jersey, New York, Oregon, Vermont, Washington. The remaining 35 states leave voucher acceptance to local ordinances or landlord discretion.

Which state is hardest for landlords?

New York and the District of Columbia, each with a population-weighted average Eviction Risk Score of 9.1 out of 10 across their scored cities, the highest in the nation. California follows at 8.4, then New Jersey at 7.6, Oregon at 7.1, and Washington at 7.0. At the other end of the scale, North Dakota (1.8) and South Dakota (1.9) are the most landlord-friendly states in the country. The score measures tenant-protectiveness: higher numbers mean stronger tenant protections, longer timelines, and higher procedural cost for landlords.

Cite This Page

Journalists, researchers, and bloggers are welcome to reference any statistic on this page with attribution. Preferred citation:

“US Eviction Statistics 2026: Costs, Timelines & Risk by State.” Eviction Risk Map, NextGen Properties (evictionriskmap.com). https://evictionriskmap.com/eviction-statistics/

The underlying tables are published as CSV under a CC-BY-4.0 license: download the full datasets. State-law fields reflect statutes and court fee schedules current as of July 2026; risk scores are computed by the NGP-EvictStats-v12.2 model documented in our methodology.

Open data downloads Scoring methodology Interactive eviction risk map All state profiles

Informational only, not legal advice. Filing fees, timelines, and attorney costs are typical statewide ranges; individual counties and courts vary. Verify current figures with the local court before relying on any number here.