Minimum 33 days • Typical 60 days • Source: Miss. Code Ann. § 89-7-27
Bar represents minimum days per phase (proportional). Actual durations vary by court and case.
| Phase | Minimum Days | Notes |
|---|---|---|
| Phase 1: Serve Eviction Notice | 3 days | Nonpayment of rent: 3-day pay-or-quit notice. No-cause termination: 30-day notice. Notice period begins the day after service. |
| Phase 2: File Summons & Complaint | 3 days | File unlawful detainer in Mississippi court; sheriff or process server serves defendant. Court issues return date. |
| Phase 3: Tenant Response Period | 5 days | Tenant has 5 days to file a written answer. If no answer, landlord may move for default judgment immediately. |
| Phase 4: Court Hearing | 12 days | Typical wait for a hearing date in Mississippi. Contested cases, continuances, or crowded dockets can extend this significantly. |
| Phase 5: Judgment & Writ of Possession | 5 days | Court enters judgment for landlord; writ of possession is issued authorizing law enforcement to remove tenant. |
| Phase 6: Sheriff/Marshal Lockout | 5 days | Law enforcement schedules and executes physical removal. Do not remove the tenant yourself — only law enforcement may execute the writ. |
| TOTAL | 33–60 days | Minimum to typical range under Miss. Code Ann. § 89-7-27 |
Even in landlord-friendly states, multiple factors can extend the eviction timeline well beyond the minimum. The most common causes of delay in Mississippi include:
The following actions constitute illegal self-help eviction in Mississippi and can expose the landlord to civil liability, damages, and attorney fee awards:
Tenants who experience self-help eviction in Mississippi may sue for actual damages, emotional distress damages, and in many states statutory penalties of two to three times the monthly rent, plus attorney’s fees.
Under Miss. Code Ann. § 89-7-27, the minimum eviction timeline in Mississippi is approximately 33 days from serving the initial notice to the sheriff lockout under ideal conditions. A more realistic estimate is 60 days, factoring in court scheduling delays, tenant responses, and writ execution time. Contested evictions or those involving tenant appeals can take significantly longer.
No. Mississippi law requires landlords to serve written notice and wait for the notice period to expire before filing for eviction. For nonpayment of rent, the notice period is 3 days. Only after that period expires can the landlord file an unlawful detainer action in court. Self-help eviction (changing locks, removing belongings, shutting off utilities) is illegal in Mississippi.
If a tenant remains after a judgment for possession is entered in Mississippi, the landlord requests a writ of possession from the court. The writ directs the county sheriff or marshal to physically remove the tenant and their belongings. The landlord cannot remove the tenant — only law enforcement can execute the writ. The tenant may also face contempt of court charges for remaining after the order.
The total cost of an eviction in Mississippi varies widely. Direct costs include court filing fees ($50-$300+ depending on county), process server or sheriff service fees ($50-$150), and attorney fees ($500-$3,000+ if represented). Indirect costs including lost rent during the 33-60-day timeline, cleaning, repairs, and re-leasing often total $3,000-$7,000 or more.
Timeline data sourced from Miss. Code Ann. § 89-7-27. Notice period data from Miss. Code § 89-7-27 via U.S. Census Bureau ACS 2023. Minimum day estimates assume ideal conditions. Last updated May 1, 2026. This page is for informational purposes only and does not constitute legal advice. Consult a licensed attorney for your specific situation.
