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How Much Does an Eviction Cost? A Landlord's Financial Breakdown

Updated July 10, 2026 · 1,466 words · Published by NextGen Properties ($750M+ AUM)

An eviction is never cheap. Landlords asking "how much does an eviction cost?" should prepare for an average total expense ranging from $3,000 to $25,000 per eviction. This figure includes direct legal fees, court costs, process serving, sheriff fees, and crucially, lost rental income and property turnover expenses. This guide details those costs and provides specific ranges to help operators understand the financial reality.

This information is for everyday landlords managing 1-20 rental units. It breaks down the common expenses associated with removing a tenant who is no longer paying rent or violating lease terms. We focus on specific numbers and actionable insights, not generalities.

Direct Eviction Legal & Court Costs: $600 - $6,000

The initial phase of an eviction involves a series of mandatory fees and potential legal representation. These are the most predictable costs, though they vary significantly by state and local jurisdiction.

Court Filing Fees: $50 - $400

Every eviction case starts with filing paperwork in court. This incurs a non-refundable fee. For example:

These fees are often just for the initial petition; subsequent motions or appeals can incur additional charges.

Process Server Fees: $75 - $200

After filing, the tenant must be formally served with the eviction notice and court summons. While some states allow certified mail, personal service by a professional process server is often required or highly recommended to avoid delays. Expect to pay $75 to $200 per attempt. Multiple attempts or service in rural areas can push this higher. Don't try to serve papers yourself; it's often illegal and can invalidate the eviction process.

Attorney Fees: $500 - $5,000 (or more)

This is where costs diverge sharply. Landlords can attempt to represent themselves, especially in simpler cases or in states like Texas with landlord-friendly Justice Courts. However, most landlords eventually consult or hire an attorney. Here's why:

Using legal counsel minimizes mistakes, ensures proper procedure, and often speeds up the process, potentially reducing lost rent. It's a critical investment, especially in high-risk areas identified by the interactive eviction risk map.

Sheriff or Marshal Lockout Fees: $75 - $400

If the eviction is successful and the tenant still refuses to leave, law enforcement (sheriff, marshal, constable) must physically remove them. This is the final step of the legal process and incurs a separate fee. These fees are generally lower, ranging from $75 in Texas to $400 in parts of California or New York. This fee also often covers supervising the removal of the tenant's belongings, if required by local law.

Lost Rental Income: $2,000 - $16,000+

This is frequently the largest and most overlooked cost of an eviction. It’s not a direct payment to a third party, but rather income that is not collected. The average eviction process takes 2 to 8 months from the first missed payment to regaining possession, depending on the state and court backlog. For a unit renting at $1,500/month, this translates to $3,000 to $12,000 in lost revenue. In high-rent markets like New York City or Los Angeles, where average rents exceed $2,500, lost rent can easily hit $20,000 or more for an extended eviction. This is why screening to prevent eviction is so crucial.

The specifics vary by state. In states like Texas, a non-payment eviction can sometimes conclude in 30-45 days if uncontested. In contrast, California and New York often see eviction timelines stretching 3-6 months, sometimes even longer if tenants utilize all legal avenues, especially in areas with strong tenant protections or rent control. The longer the process, the more rent is lost.

Property Turnover Costs: $1,500 - $8,000

Once the tenant is out, the unit rarely comes back in move-in ready condition. Preparing the property for a new tenant incurs significant costs. This isn't just "wear and tear"; it often includes repairs for damages beyond normal use, cleaning, and sometimes trash removal.

  1. Cleaning and Hauling: Evicted tenants often leave behind trash, unwanted furniture, or even significant messes. Professional cleaning can cost $200-$800. Hauling away abandoned items can add another $100-$500.
  2. Repairs and Maintenance: Damages can range from minor wall repairs and paint touch-ups ($500-$1,500) to major issues like damaged flooring, broken fixtures, or even appliance replacement ($2,000-$5,000+).
  3. Rekeying: For security, always rekey the property after an eviction. This costs $75-$250, depending on the number of locks.
  4. Marketing and Showing: The time and effort to market the vacant unit and screen new tenants also represent a cost, even if indirect.

A landlord should budget a minimum of $1,500 for a relatively clean turnover, but it’s not uncommon for costs to reach $5,000-$8,000 for a unit that has been neglected or intentionally damaged.

Total Eviction Cost Summary: $3,000 - $25,000+

Combining all factors, a landlord should realistically expect the total cost of an eviction to fall within the range of $3,000 to $25,000. This wide range reflects the variables of state law, tenant behavior, property condition, and the length of the process. A quick, uncontested eviction in a landlord-friendly state like Texas for a moderately priced unit might hit the lower end. A protracted, contested eviction in a tenant-friendly state like California or New York for a high-rent unit could easily exceed the higher end.

Landlords should also factor in the emotional toll and time commitment. Evictions are stressful and demand significant time investment, which also has a cost. Understanding the full financial picture upfront helps landlords make informed decisions, including when to consider alternatives like "cash for keys" agreements.

Common Mistakes That Drive Up Eviction Costs

Landlords often make mistakes that drag out the eviction process and inflate costs. Avoid these pitfalls:

Frequently asked questions

How much does an eviction cost if the tenant doesn't fight it?

Even an uncontested eviction still incurs court filing fees ($50-$400), process server fees ($75-$200), and at least 1-2 months of lost rent ($1,000-$5,000+). Property turnover costs ($1,500-$8,000) also apply. Expect a minimum of $3,000-$5,000 even in the best-case scenario.

Can I recover eviction costs from the tenant?

Most leases include clauses allowing landlords to recover legal fees and court costs. However, collecting these judgments from a tenant who couldn't pay rent in the first place is often difficult. While you might get a judgment, actual collection is not guaranteed.

What's the fastest an eviction can take?

In landlord-friendly states like Texas, an uncontested non-payment eviction can be completed in as little as 3-4 weeks from notice to lockout. However, this is an ideal scenario. Most evictions take 2-3 months, and much longer in states with strong tenant protections.

Is it cheaper to offer cash for keys?

Often, yes. Offering "cash for keys" (e.g., $500-$3,000) can incentivize a tenant to move out quickly and voluntarily, avoiding court costs, attorney fees, and extensive lost rent. If it saves you 2-3 months of rent and legal fees, it can be significantly cheaper than a full eviction. Landlords can learn more about eviction costs for their state at /eviction-costs/.

Does the Eviction Risk Map predict these costs?

The interactive eviction risk map identifies areas with higher likelihood of eviction filings based on our scoring methodology, which correlates with longer, more expensive eviction processes due to local laws and court backlogs. High-risk areas often mean higher costs.

Disclaimer: This content is for informational purposes only and not legal advice. Consult with a qualified attorney for specific legal guidance regarding your property and jurisdiction.