Washington DC Eviction Process: Steps, Timeline and What Happens on the Day
By Ade, owner of FECH Moving & Cleaning Company | Last updated: October 31, 2026
The Washington DC eviction process goes through the court, never around it. A landlord serves the right notice, files a case in DC Superior Court, wins a judgment for possession, gets a writ of restitution, and then the U.S. Marshals carry out the eviction on a set date. Locking a tenant out or setting their things at the curb before that is illegal.
Below are the steps in plain English, plus what happens to belongings once the Marshals finish. That last part is where FECH Moving & Cleaning Company comes in. We handle the physical cleanout, not the legal side.
Quick answer: the steps in the Washington DC eviction process
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Can a landlord evict a tenant in DC without going to court?
No. DC is a just-cause jurisdiction, so a landlord needs a legal reason: unpaid rent, a lease violation, illegal activity, the owner moving in, a sale, or renovation or demolition. A lease running out is not a reason on its own. The tenancy rolls over to month-to-month.
LawHelp, run by the DC Bar Pro Bono Center, is blunt about self-help. Changing locks, removing belongings or shutting off heat or water is illegal, and the court can order the tenant back in and award damages. The only lawful route is a judgment for possession, then an eviction scheduled through the U.S. Marshals Service.
Step 1: What notice does a landlord have to serve first?
It depends on the reason. Here is the short version, based on DC Code § 42-3505.01.
Reason | Notice | Code section |
Unpaid rent ($600 or more owed) | Written notice at least 10 days before filing (it used to be 30) | § 42-3505.01(a-1) |
Lease violation | 30 days to cure or vacate | § 42-3505.01(b) |
Court-determined illegal act | 30 days, or 10 days for a dangerous crime or crime of violence | § 42-3505.01(c) |
Owner moving in, or a sale | 90 days | § 42-3505.01(d), (e) |
Renovation | 120 days | § 42-3505.01(f) |
Demolition | 180 days | § 42-3505.01(g) |
The unpaid-rent notice dropped from 30 days to 10 under the RENTAL Amendment Act of 2025, and it only applies if the tenant owes at least $600. But the wording the law prescribes for that notice still mentions a 30-day payment window, and the DC Landlord Association says the Rental Housing Commission flagged that mismatch in a 2026 proposed rulemaking. An old template can sink a case, so check the current form with a DC landlord-tenant attorney.
Notices must be in writing, say exactly what the problem is, and be served in a way the court accepts. Keep proof of how and when you served it, because a defective notice can sink the case.
Step 2: How does a landlord file the eviction case?
When the notice period ends and the problem is still there, the landlord files a Complaint for Possession with the Landlord and Tenant Branch of DC Superior Court, at 510 4th Street NW, Room 110. The court's rules say no writ can issue unless the landlord shows a current rental business license, so confirm yours is valid before filing.
The filing fee is $15, and DC Courts accepts e-filing through eFileDC. The tenant has to be formally served with the court papers by a process server who is not part of the case. The server then files a Declaration of Service at least 14 days before the first hearing, or the court may dismiss the case.
Step 3: What happens at the hearing?
Both sides appear before a judge. The tenant can respond, raise defenses and, in a nonpayment case, pay what is owed. If the landlord proves the case, the judge enters a judgment for possession. That lets the landlord move forward, but it does not remove the tenant by itself. A tenant can still ask the court for a stay, which pauses the writ.
Step 4: What is a writ of restitution?
A writ of restitution is the court order that lets the U.S. Marshals take possession of the unit for the landlord. The landlord asks for it after judgment, and the clerk forwards it to the Marshals Service. A writ stays valid for 75 days. If the eviction is not finished by then, the landlord needs a new writ and pays the fees again.
The landlord must give the Marshals a working phone number. If they cannot reach the landlord after three tries, the writ goes back to the court and is cancelled.
Step 5: What happens on eviction day?
This is the part many landlords underestimate. These points come from the Marshals' own brochure (USMS Pub. 22, last revised in 2018, so confirm current details with the Marshals):
Evictions are scheduled at least 14 days after the Marshals receive the writ, on weekdays between 9 am and 4 pm.
They will not finish an eviction when the forecast is below freezing or when it is raining or snowing.
The landlord or a representative must be on site with keys or a locksmith. If nobody can get in within ten minutes of the time slot, the Marshals may cancel.
Once a date is set, it is not rescheduled. A change means cancelling and getting a new writ.
Deputies secure the unit, make sure no one is inside, hand it over, and stay until the locks are changed.
The tenant gets a notice packet by first-class mail with the date and instructions to remove belongings before that day. The Marshals tell tenants not to wait for deputies to arrive. Separately, DC Code § 42-3505.01a requires the landlord to confirm the eviction date to the tenant at least 21 days ahead, by phone or electronic message, first-class mail and posting at the unit.
What happens to the tenant's belongings after the Marshals leave?
The Marshals no longer let landlords put a tenant's property on the street, and they say they are not involved in removing personal property before or after the eviction. So the landlord is left with a unit that may still be full.
DC Code § 42-3505.01a sets the rules. Property left in the unit has to stay there for 7 days after the eviction, not counting Sundays and federal holidays, and the tenant may collect it during that time. The landlord must allow at least 16 hours of access between 8 am and 6 pm, spread over no more than two days, and cannot charge for it. After the 7 days, what is left counts as abandoned property. It may not be put outdoors except at a legal disposal site or lawful receptacle, or while it is being carried off the premises.
This is the work our crews do. We pack, carry out and load a unit, and haul items away. We do not give legal advice and we do not file anything. We arrive with a crew and truck on the Marshals' date, and we need the landlord on site with keys. Read more about our eviction services.
What about commercial evictions?
Commercial landlords get one extra step. The Marshals survey the property first, checking for hazardous materials, dangerous conditions and security systems. They also will not order property put on the street, so you have to dispose of it lawfully. Plan the crew and truck before the survey, not after.
How long does the Washington DC eviction process take?
No single number fits every case. Online guides give wide ranges, and contested cases run longer than ones where the tenant does not respond. What you can count on are the fixed pieces.
Notice: 10 days for unpaid rent, 30 to 180 days for other grounds.
Court case: set by the clerk and the judge.
Writ: valid for 75 days.
Eviction date: at least 14 days after the Marshals get the writ, weekdays only.
What does it cost?
Prices change, so this table lists cost factors, not quotes. Check the DC Courts and Marshals sites for current fees.
Cost factor | Notes |
Court filing fee | $15 for the complaint, per DC Courts. Writ fees are separate. |
Marshals' fee | The Marshals' 2018 brochure lists $203 for a residential eviction, with more for commercial. Ask the Marshals for the current fee. |
Process server and attorney | Server is needed for the court papers. An attorney is optional. |
Locksmith | Needed on eviction day to change the locks. |
Cleanout crew, truck, disposal | Depends on unit size, volume and hours. Ask for a written estimate. |
Landlord checklist before eviction day
Confirm you have one of the legal grounds for eviction.
Check that your rental business license is current.
Use a current notice template and keep proof of service.
Keep the lease, rent ledger and photos in one folder.
Give the Marshals a phone number and email you will actually answer.
Book the locksmith and the cleanout crew for the date and time slot the Marshals give you.
Make sure the unit address and number on the paperwork are exact.
Plan what happens to belongings under DC rules before the day arrives.
Arrive early, with keys, and take dated photos at handover.
Common mistakes in the DC eviction process
Changing the locks or moving belongings before the Marshals act.
Using an old 30-day nonpayment notice template.
Filing without a current rental business license.
Missing the Marshals' calls and losing the writ.
Having no keys or locksmith on site within ten minutes.
Having no plan for what is inside the unit.
Wrong unit address on the paperwork. If the Marshals are unsure it is the right place, they cancel.
FAQs about the Washington DC eviction process
How long does the Washington DC eviction process take?
There is no fixed total. The notice runs 10 days for unpaid rent and 30 to 180 days for other grounds, the court sets the hearing schedule, and the Marshals schedule the eviction at least 14 days after they receive the writ. Contested cases take longer.
Can a landlord change the locks on a tenant in DC?
No. Not before a judgment for possession and an eviction scheduled through the U.S. Marshals Service. Changing locks, removing belongings or cutting off heat or water is illegal self-help, and the court can order the tenant back in and award damages.
How long is a writ of restitution valid?
75 days. If the eviction is not completed in that window, the landlord has to get a new writ and pay the Marshals' fees again.
Can a landlord evict a tenant when the lease ends?
Not on that ground alone. In DC the tenancy rolls over to month-to-month when the lease term ends, so the landlord still needs one of the legal reasons for eviction.
How much notice does a landlord give for unpaid rent in DC?
At least 10 days before filing, and only if the tenant owes $600 or more, under the RENTAL Amendment Act of 2025. The prescribed notice wording still mentions 30 days, so use a current template and check it with a DC attorney.
Does FECH handle the legal side of an eviction?
No. We handle the physical work after the legal steps are done: packing, carrying out, loading, hauling and cleaning. For notices, filings and court, talk to a DC landlord-tenant attorney.
Need a crew for a DC eviction cleanout?
If you are a landlord, property manager or office manager planning an eviction in Washington DC, send us the address, the unit size and the date the Marshals gave you. We will reply with a free quote. You can also look at our moving services or call 301-900-6637. Get a Free Quote
This article is general information, not legal advice. DC rules changed in 2025, so confirm current notice, fee and property rules with DC Courts, the Marshals Service or a DC landlord-tenant attorney. Last updated: October 31, 2026.
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About the author Ade is the owner of FECH Moving & Cleaning Company, which serves Washington DC, Maryland, Virginia and New York with moving, cleaning, eviction and junk removal crews. |
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