The eviction process for landlords

Before filing

The process begins with a written notice that fits the reason for ending the tenancy and is served in a legally recognized way (see Eviction notices explained). Many tenancies are covered by just-cause requirements under the Tenant Protection Act or a local ordinance, and some cities require filing notices with a local agency.

The court case

1. File. After the notice period ends, the landlord files a Complaint (form UD-100), Summons (SUM-130), and related forms in superior court and pays a filing fee.
2. Serve. A non-party adult or process server serves the tenant and files proof of service.
3. Response period. The tenant has 10 court days after personal service to respond, with more time for other service methods.
4. Default or trial. If the tenant doesn’t respond, the landlord can request a default judgment. If the tenant files an Answer, either side can request a trial.
5. Judgment and writ. After a judgment for possession, the court issues a writ of possession.
6. Sheriff. The landlord delivers the writ to the sheriff, who posts a notice to vacate and later carries out the lockout.

Things the law prohibits

Landlords may not remove tenants by changing locks, removing doors or belongings, or shutting off utilities. Evictions may not be based on discrimination or retaliation.