It Costs More Than You Think
When landlords think about eviction costs, they usually think about the filing fee and maybe an attorney. Those are real costs, but they're a fraction of the total financial impact. The real damage comes from the months of lost rent while the process plays out, the property damage that often accompanies contentious evictions, and the turnover costs to get the unit back on the market.
The national average total cost of an eviction is approximately $3,500 when you add everything up. In high-cost markets with slower court systems, that number can easily reach $7,000 to $10,000 or more. Understanding the full cost breakdown helps you make better decisions — including when to offer cash-for-keys instead of grinding through the court system.
Direct Legal Costs
These are the out-of-pocket costs for the legal process itself. They're the smallest category but the most visible.
| Expense | Typical Range | Notes |
|---|---|---|
| Court filing fee | $30 - $300 | Varies by county and state. Some charge flat fees, others charge based on amount in dispute. |
| Process server / sheriff service | $50 - $150 | Cost to serve the summons on the tenant. Sheriff is usually cheaper than private process servers. |
| Attorney fees (if used) | $500 - $2,500 | Simple uncontested: $500-$1,000. Contested with defenses: $1,500-$2,500+. Some landlords self-represent. |
| Writ of possession execution | $50 - $200 | Fee for the sheriff to execute the lockout order. |
| Court costs / copies | $20 - $75 | Document copies, certified copies, notarization if needed. |
| Direct Legal Total | $150 - $3,225 | Range depends on whether you hire an attorney and whether the case is contested. |
Lost Rent
This is almost always the biggest cost. From the day the tenant stops paying to the day a new tenant moves in and starts paying, you're hemorrhaging money. The mortgage doesn't care that your tenant isn't paying. Neither do property taxes, insurance, or the utility bills you might be covering on a vacant unit.
The timeline from first missed payment to a new tenant paying rent typically looks like this: 1 month of non-payment before you serve the notice (many landlords wait too long hoping the tenant will catch up), 1-3 months for the eviction process to complete depending on your state, and 2-4 weeks of turnover time to repair, clean, and re-rent the unit. That's a total of 2-5 months of lost income.
| Monthly Rent | 2 Months Lost | 3 Months Lost | 5 Months Lost |
|---|---|---|---|
| $800 | $1,600 | $2,400 | $4,000 |
| $1,200 | $2,400 | $3,600 | $6,000 |
| $1,500 | $3,000 | $4,500 | $7,500 |
| $2,000 | $4,000 | $6,000 | $10,000 |
The math gets ugly fast, especially at higher rent amounts or in slower states. A landlord with a $1,500/month unit in New York going through a contested eviction could easily lose 6+ months of rent — $9,000 or more before the property even starts generating income again.
Property Damage and Turnover Costs
Eviction situations frequently involve property damage. Tenants who know they're being evicted don't always treat the property with care. Sometimes the damage is intentional. Other times it's simply the result of months of deferred maintenance during a contentious period when neither party wanted to deal with each other.
Common turnover costs after an eviction include cleaning (deep cleaning after an eviction tenant often costs more than standard turnover cleaning), painting (landlords should budget for full repaint after most evictions), flooring repair or replacement (carpet damage, hardwood scratches, tile damage), fixture and appliance repair (broken fixtures, damaged appliances, removed hardware), trash removal (abandoned belongings, general debris), and lock changes (mandatory after every turnover, eviction or not).
| Turnover Expense | Standard Turnover | After Eviction (Typical) |
|---|---|---|
| Deep cleaning | $150 - $300 | $300 - $800 |
| Painting | $200 - $500 | $400 - $1,000 |
| Flooring | $0 - $200 | $200 - $2,000 |
| Repairs & fixtures | $100 - $300 | $300 - $1,500 |
| Trash removal | $0 - $100 | $100 - $500 |
| Lock changes | $50 - $100 | $50 - $100 |
| Turnover Total | $500 - $1,500 | $1,350 - $5,900 |
The Full Picture
When you add direct legal costs, lost rent, and turnover costs together, the total cost of an eviction ranges from roughly $2,000 on the low end (fast state, uncontested, minimal damage) to $15,000 or more on the high end (slow state, contested, significant damage, high rent).
For a typical case — a $1,200/month unit, 3 months of lost rent, moderate legal costs, and moderate turnover — you're looking at approximately $5,000 to $6,000 in total losses. That's real money, and it's money you're unlikely to recover even if you get a money judgment against the former tenant.
Consider cash-for-keys. In many situations, offering the tenant $500 to $1,500 to leave voluntarily within a week is dramatically cheaper than a 3-month eviction. It feels wrong to pay someone to leave your own property, but mathematically, it often saves thousands. The tenant gets money they need, you get your property back immediately, and nobody pays legal fees or loses months of income.
Prevention Is Cheaper Than Eviction
The most cost-effective approach to eviction is avoiding it entirely. A tenant screening process that costs $35 per applicant can prevent a $5,000 eviction. That's a 14,000% return on investment — better than anything in the stock market.
The landlords with the lowest eviction rates aren't the ones with the best lawyers. They're the ones who screen thoroughly, set clear expectations in the lease, communicate proactively when issues arise, and address problems early before they escalate to the point of eviction.
Screen better. Evict less. Proper tenant screening catches the majority of problem tenants before they ever sign a lease. The $35 you spend on a background check is the cheapest insurance in real estate. And if you do need to evict, follow the step-by-step process to avoid the common mistakes that add weeks and cost thousands. Know your state's timeline so you can plan financially for the process.