Key takeaways
- Total eviction cost: $8–15k including vacancy and repairs.
- Process takes 30–90 days depending on state.
- Cash-for-keys often beats formal eviction on cost.
- Screening prevents 80% of evictions.
- Document every interaction from day 1 of delinquency.
Core concepts
Process steps
Notice to pay or quit → court filing → judgment → writ → physical lockout.
State variance
Texas 30 days, California 90+ days, Florida 45–60 days typical.
Cash-for-keys
Offering $500–1500 for voluntary exit; saves time and damage.
Documentation
Every late notice, conversation, payment plan in writing.
Step-by-step framework
- 1Serve pay-or-quit notice on day 6 of delinquency.
- 2File court action immediately after notice period expires.
- 3Offer cash-for-keys before court date.
- 4Attend court with documentation.
- 5Execute writ promptly; repair and re-list.
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Common mistakes to avoid
- Accepting partial payment after notice (resets process in many states).
- Self-help eviction (changing locks) — illegal everywhere.
- Missing court date.
- Skipping documentation.
Frequently asked questions
Eviction attorney needed?
Yes — flat-fee attorneys ($500–800) save thousands in mistakes.
Can I recover money?
Judgment yes, collection rare. Treat as sunk.
Does eviction stay on tenant record?
Public record for 7 years — your screening should catch it.
How to prevent?
Screening + early intervention on day 6.
Action checklist
- ☐Day-6 notice protocol.
- ☐Attorney on file in each state.
- ☐Cash-for-keys script ready.
- ☐Documentation log standardized.
- ☐Make-ready vendor lined up.
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