The True Cost of an Eviction (Updated For 2026)

Evictions are among the most expensive failures in property management. The average eviction costs between $3,500 and $10,000, including legal fees, lost rent, property damage, and turnover expenses, yet most property managers severely underestimate the true financial impact by focusing only on court costs.

This breakdown covers every cost component from both landlord and tenant perspectives, including hidden expenses that often exceed the visible legal bills.

Quick Insights

• The average eviction costs property managers $3,500-$10,000 total, including legal fees ($500-$5,000+), court costs ($50-$500), lost rent during the 2-3 month process ($2,540), and property turnover expenses ($1,750-$4,000).
• Evictions devastate tenants financially, with credit score drops of 50-150 points, records that remain for seven years, lost security deposits, moving costs, and difficulty securing future housing.
• Hidden costs compound quickly: property damage ($200-$5,000+), property management fees ($300-$500), opportunity costs from vacancy, and reputation damage from extended listings.
• State-specific costs vary dramatically: California averages $450 in fees, while contested cases can exceed $10,000, with eviction timelines ranging from three weeks to several months, depending on jurisdiction.
• Prevention through thorough tenant screening costs $35 versus $3,500+ for eviction—the 100:1 cost differential makes upfront verification the most cost-effective strategy.

The Average Total Cost of an Eviction

The average eviction costs property managers $3,500, according to TransUnion SmartMove data, though total costs range from $500 for simple, uncontested cases to $10,000 or more for complex disputes, including legal fees, court costs, lost rent, and property turnover.

Why such variation? The complexity of the case, state and local jurisdiction, tenant response (contested versus uncontested), attorney involvement, property damage, and the length of the eviction process all influence final costs. Azibo’s analysis confirms this range, noting that straightforward cases with no attorney representation can cost as little as $500, while contested evictions with extensive legal proceedings easily surpass $10,000.

The numbers tell a sobering story about eviction frequency nationwide. Research published in PNAS estimates 2.7 million households face eviction threats annually in the United States. Eviction Lab’s 2024 analysis found that landlords filed over 1 million eviction cases in tracked jurisdictions, with Phoenix, Houston, and Las Vegas seeing the largest increases from pre-pandemic levels.

Most property managers vastly underestimate actual eviction costs by focusing only on court fees while ignoring lost rent, turnover, and opportunity costs that often exceed direct legal expenses.

Direct Legal and Court Costs

Direct legal costs for evictions typically range from $600-$2,000 for uncontested cases and $2,000-$10,000+ for contested cases, broken down into court filing fees ($50-$500), service of process fees ($30-$400), and attorney fees ($300-$5,000+).

Court Filing Fees

Court filing fees range from $50 to $500, depending on jurisdiction and claim amount, with most jurisdictions charging $100 to $250 for standard eviction filings.

Azibo’s cost breakdown shows the national average filing fee is $109, though it varies significantly by location. Maryland charges as little as $15 in much of the state. California structures fees based on claim amount: $240 for claims under $10,000, $385 for claims between $10,000 and $25,000, and $435 for claims over $25,000, per Steadily’s California eviction guide. Washington State charges $120 for Superior Court cases. Georgia charges $177-$310 for uncontested evictions, plus a $87 filing fee. Alabama runs higher at $276-$350, depending on the county.

What does this filing fee cover? Initiating the eviction lawsuit, court processing, and case docketing. Some jurisdictions charge separate summons fees or hearing fees on top of the base filing fee.

Filing fees account for just 5-10% of total eviction costs—focusing solely on this expense severely underestimates the true financial impact.

Service of Process Fees

Service of process fees range from $30-$150 for initial notice delivery, with sheriff enforcement costs adding $50-$400 for final tenant removal.

Data from SmartAsset shows that initial notice service costs $30- $150, depending on location and service method—certified mail, process server, or sheriff. Sheriff enforcement after judgment adds another $50-$400 to serve the final notice and escort the tenant from the property, TurboTenant notes.

Costs compound if the tenant avoids initial service attempts. Landlords may need multiple service attempts before successfully delivering notice. Once the eviction is complete, Azibo reports locksmith fees add $100-$200 to change locks after the tenant vacates.

Sheriff fees apply twice—once for serving the eviction notice and again for enforcing the court judgment and removing the tenant.

Attorney Fees

Attorney fees range from a $300-$1,000 flat fee for uncontested evictions to $150-$400 per hour for contested cases, with complex disputes easily exceeding $5,000 in total legal costs.

Uncontested eviction flat fees typically range from $300 to $1,000 and include document preparation and up to 2 court appearances, according to LeaseRunner’s eviction notice guide and RentPrep’s court cost analysis. Contested eviction hourly rates range from $150 to $400 per hour, with full contested hearings costing $5,000 or more in legal fees, LeaseRunner and NumberAnalytics confirm.

Flat-rate packages typically include the necessary documents, court appearances (usually two), and basic tenant communication. Costs escalate when the tenant hires an attorney, files multiple continuance requests, appeals the judgment, or requests extensive discovery. Each action extends the timeline and compounds legal expenses.

The cost-benefit calculation favors hiring an attorney. The minimum $500 in legal fees for uncontested cases pales compared to the potential $5,000-$10,000+ cost if procedural mistakes reset the entire eviction timeline or result in case dismissal, SmartAsset notes.

Saving a few hundred dollars by not hiring an attorney can backfire spectacularly if procedural mistakes reset the entire eviction timeline or result in dismissal of the case.

Lost Rent and Vacancy Costs

Lost rent during the 2-3 month eviction process averages $2,540 and represents the single largest cost component in most evictions, dwarfing legal fees while mortgage, utilities, and HOA payments continue to come due.

TransUnion SmartMove data calculates the $2,540 average based on typical rent amounts and eviction timelines. Azibo’s estimates align closely, projecting $2,500-$3,000 in lost rental income during the eviction process.

Evictions take 7-16 weeks on average nationally, though some states complete the process in three weeks (Washington) while others require several months, LeaseRunner’s timeline analysis and Tenants Union data show.

The financial burden extends beyond lost rent. Mortgage payments, HOA dues, utilities, and property taxes continue even without rental income—landlords absorb all costs previously covered by tenant rent, TransUnion SmartMove explains. Each additional month adds the full rent amount to the total eviction costs.

Findigs’ vacancy analysis quantifies the broader impact: even a single month of vacancy equals an 8-10% loss in annual rental income.

While property managers obsess over $300 in attorney fees, the lost rent from vacant units for 2-3 months quietly costs 5-10 times more and receives far less attention in cost discussions.

Property Turnover and Preparation Costs

Property turnover after eviction averages $1,750-$4,000, including advertising, cleaning, repairs, and re-leasing expenses, with costs escalating significantly when evicted tenants cause property damage beyond normal wear and tear.

TransUnion SmartMove pegs average turnover at $1,750, though RentecDirect’s turnover analysis shows the range spans $2,000-$4,000 per vacancy, depending on property condition.

Cleaning costs run $40-$60 per hour for move-out cleaning services, GetFlex reports. Apartments average $110-$350 while larger houses cost $450-$650 or more. Property damage estimates range from $200-$5,000+ depending on severity, with spite damage common from evicted tenants.

Property damage extends the vacancy period while contractors complete necessary work, compounding lost rent costs, Findigs notes. Marketing expenses to attract new tenants and time spent showing the property add to the total turnover costs. Screening fees for new applicants—background checks, credit reports, and fraud detection services—must be factored into the replacement tenant’s costs.

Evicted tenants statistically cause more property damage than voluntary move-outs, turning a standard $1,750 turnover into $5,000+ expenses when repairs are factored in.

Property Management and Administrative Fees

Property management companies typically charge $300-$500 in eviction-specific fees to cover administrative work, court attendance, and tenant communication, with some charging $50-$150 per hour instead of flat fees.

BelongHome’s hidden fees analysis reveals that typical eviction fees range from $300 to $500, covering administrative work, court document filing, hearing attendance, and tenant communication. Some companies use hourly billing at $50-$150 per hour for eviction-related work instead.

Evictions rarely fall under standard property management fees, despite common misconceptions. Property managers charge separately for serving tenant notices, attending court hearings, storing tenant possessions, re-keying locks, and coordinating repairs.

“Eviction protection” upgrades mislead many landlords. Most property management companies still charge for overseeing the eviction process, even with premium plans, only capping maximum charges rather than eliminating fees.

Property management “eviction protection” upgrades rarely eliminate fees—they typically just cap maximum charges while still billing for most eviction-related work.

Hidden and Opportunity Costs

Beyond direct expenses, evictions carry substantial hidden costs, including time investment (dozens of hours in documentation, court appearances, coordination), reputation damage from extended vacancy listings, and opportunity costs from missing other business priorities.

Going to court, consulting attorneys, and repairing property damage takes enormous time that could be spent finding new tenants or managing other properties, TurboTenant notes. The opportunity cost context matters—time spent managing one eviction prevents attention to other properties, prospecting, or strategic initiatives, MRI Software’s collection guide explains.

Extended vacancies signal to potential renters and agents that listings are stale or poorly managed, damaging a listing’s reputation in the market. Evicted tenants often leave negative reviews, creating long-term challenges for tenant acquisition.

The non-financial cost of the eviction process stress impacts business performance. Market-timing risk compounds when extended evictions occur during the peak leasing season, meaning landlords miss optimal rental rates while competing with more units.

Evictions are never just about dollars—the opportunity cost of dozens of hours spent on legal process instead of revenue-generating activities compounds the financial impact significantly.

State-by-State Cost Variations

Eviction costs vary dramatically by state due to different filing fees, legal requirements, and timelines, with California averaging $450 in direct fees but contested cases exceeding $10,000, while states like Maryland charge as little as $15 for filing.

Steadily’s California analysis shows the state averages $450 for filing, court, and service fees combined. Filing alone ranges from $240 to $435 based on claim amount. Straightforward California cases take 30-45 days, Martinez Law Center confirms.

Maryland charges filing fees as low as $15 in much of the state, Azibo notes. Georgia charges $177-$310 for uncontested evictions, with an average filing fee of $87. Alabama averages $276, reaching $350 in Lee County.

Florida charges $200 to file and serve a summons for non-payment of rent, NumberAnalytics reports, with a 3-6 week timeline if tenants don’t answer. Texas requires a minimum of 10 days before hearings and five days after judgments before enforcement, LeaseRunner explains.

Timeline variations matter more than fee differences. Washington completes evictions in approximately three weeks. California takes 30-45 days for straightforward cases. Florida runs 3-6 weeks. The national average spans 7-16 weeks.

A $15 filing fee in Maryland might seem cheap, but the 3-month lost rent and turnover costs remain the same—state filing fee differences are red herrings when total cost analysis matters.

Financial Impact on Tenants

Evictions devastate tenants financially, with immediate costs (lost security deposit, moving expenses, potential legal fees) and long-term consequences, including 50-150-point credit score drops, 7-year negative credit records, and extreme difficulty securing future housing.

Single collections drop credit scores by 50-150 points, depending on the starting score, LeaseRunner’s collection analysis shows. Eviction-related collections, judgments, and late payments remain on credit reports for seven years from the first delinquency date, even if tenants pay the debt later.

Landlords deduct unpaid rent, damages, court costs, lease breach penalties, and tenant storage costs from security deposits, Justia and LeaseRunner explain. Tenants owe rent through the eviction date, making these amounts deductible even when forced to leave.

Moving costs hit immediately—transportation, moving services, and new deposits. Applicants with eviction records often face deposits 2-3 times the first month’s rent. Eviction records appear in tenant screening reports for seven years, Experian notes. Many landlords automatically reject applicants with eviction history, forcing tenants into less desirable or more expensive situations.

Legal representation costs burden tenants who hire attorneys but often cannot afford them. Shelterforce’s housing barriers analysis highlights how security deposits particularly burden low-income renters, tying up thousands while preventing bill payment and covering medical expenses.

The eviction paradox—tenants face eviction because they can’t pay rent, then eviction makes them even less financially capable through credit damage and lost deposits, creating a vicious cycle.

Who Pays for Eviction Costs?

During the eviction process, both parties pay their own legal fees until the court reaches a decision, after which the prevailing party may recover costs under the terms of the lease agreement, local laws, and the court’s ruling—though most states follow the American Rule, limiting fee recovery to filing costs, not attorney fees.

SmartAsset’s legal fee analysis confirms that both the landlord and the tenant pay their own legal fees throughout the process. After the court decides, who pays depends on the ruling, lease terms, and local fair housing laws.

Most states follow the American Rule, which doesn’t allow attorney fee recovery unless explicitly permitted by law. Landlords generally cannot recover attorney fees against tenants, only limited filing fee costs, Sherwin Law Firm explains.

State laws vary. LeaseRunner notes that some states make tenants responsible for eviction costs, while others place that responsibility on landlords. Based on lease agreements and local laws, tenants may owe court filing fees, attorney fees, unpaid rent, and damages/penalties, Attorneys Real Estate Group reports.

The practical reality differs from legal entitlement. Even when legally entitled to cost recovery, collecting from evicted tenants with no resources remains extremely difficult.

Legal entitlement to cost recovery and actual collection are completely different—winning a judgment for $5,000 in eviction costs means nothing if the evicted tenant has no money or assets to collect from.

The Cost of Eviction Prevention vs. Eviction

A $35 tenant screening fee could prevent a $3,500 eviction, yielding a 100:1 cost-benefit ratio that makes comprehensive upfront verification the most cost-effective eviction-prevention strategy.

SmartMove’s cost-benefit analysis demonstrates that the $35 screening saves $3,500 in eviction costs. Prevention components include credit checks, rental history verification, background checks, income verification, and fraud detection—all of which reduce the likelihood of renting to problematic tenants, TransUnion SmartMove explains.

ResidentScore proves effective, reducing eviction risk by 15% compared to generic credit scores, SmartMove data shows.

Income verification matters most. Verifying tenant income can cover rent comfortably, with the common metric being that rent should equal 30% or less of gross monthly income.

Rental history is important for verifying previous addresses, assessing payment consistency, gathering references from previous landlords, and assessing prior evictions or disputes. Employment stability suggests consistent income for rent payments. The best defense against eviction starts with solid tenant screening and clear lease agreements.

Property managers who view $35-$50 screening fees as “expensive” but accept $3,500+ eviction costs as “unavoidable” have the cost-benefit analysis exactly backwards.

How Snappt Can Help

Evictions averaging $3,500-$10,000 make prevention through comprehensive applicant screening the most financially sound strategy—the best eviction is the one that never happens.

At Snappt, our Applicant Trust Platform detects fraudulent income documents, fake pay stubs, and altered bank statements with 99.8% accuracy, preventing applicants who plan to default from ever signing leases. We’ve helped prevent over $1.9 billion in potential bad debt by identifying high-risk applicants before lease signing, directly reducing costly evictions ($7,000+ per incident according to our internal data).

The ROI speaks clearly. The $35-$50 screening investment prevents $3,500+ eviction costs—a 100:1 return on prevention. Our Applicant Trust Platform offers comprehensive fraud detection and income verification to protect your properties and bottom line.

Protect your properties from fraud and reduce legal risk with document fraud detection and income verification that catches what traditional screening misses.

Frequently Asked Questions

How much does an uncontested eviction cost?

An uncontested eviction typically costs $500-$1,500, including court filing fees ($50-$250), service fees ($30-$150), and attorney flat fees ($300-$1,000), though total costs reach $3,000-$5,000 when including lost rent during the 2-3 month process.

Direct legal costs for uncontested cases with minimal attorney involvement range from $500 to $1,500, NumberAnalytics reports. Lost rent adds $2,500-$3,000 during the vacancy period, even for quick evictions, Azibo notes.

The “uncontested” label misleads many landlords. Tenants simply not showing up doesn’t eliminate vacancy costs or turnover expenses—it only reduces legal complexity.

How much does a contested eviction cost?

Contested evictions cost $2,000-$10,000 or more when tenants fight the eviction, with attorney hourly rates ($150-$400/hour) quickly accumulating through discovery, multiple hearings, continuances, and potential appeals.

Attorney costs escalate to $150-$400 per hour under hourly billing. Full contested hearings easily reach $5,000+ in legal fees alone, LeaseRunner confirms.

Extended timelines compound costs in contested cases. The process takes months longer, multiplying the cost of lost rent. Costs explode when tenants hire attorneys, file counterclaims, request continuances, or appeal judgments—each action extends the timeline and legal expenses.

What is the most expensive part of an eviction?

Lost rent during the eviction process is typically the single most expensive component, averaging $2,540 for a 2-3 month timeline and often exceeding all legal and court costs combined.

Lost rent dominates the cost breakdown: $2,540 average during the eviction period versus $500-$2,000 in legal costs for most cases, TransUnion SmartMove data shows.

Property managers overlook this expense. They focus on visible legal bills, while invisible lost rent silently costs more. The compounding effect matters—each additional month adds the full rent amount while mortgage and utilities continue.

Can landlords recover eviction costs from tenants?

Landlords can legally seek cost recovery through court judgments based on lease terms and state laws, but practically collecting from evicted tenants who lack financial resources remains extremely difficult, with most landlords recovering little to nothing.

Lease agreements and local laws may allow landlords to pursue court filing fees, attorney fees, unpaid rent, and damages, Attorneys Real Estate Group explains. The American Rule limits recovery in most states to filing costs, not attorney fees, unless explicitly allowed by law, according to Sherwin Law Firm.

The collection reality diverges from legal entitlement. Winning a judgment doesn’t guarantee collection—evicted tenants typically have no assets or wages to garnish. The cost-benefit of pursuing uncollectible debt rarely makes financial sense.

How long does the eviction process take?

The eviction process typically takes 7-16 weeks nationally. However, timelines vary from three weeks in fast states like Washington to several months in tenant-friendly jurisdictions, with contested cases taking significantly longer.

The national average spans 7-16 weeks from notice to tenant removal, LeaseRunner reports. Washington completes evictions in approximately three weeks, Tenants Union data shows. California takes 30-45 days for straightforward cases, Martinez Law Center confirms. Florida runs 3-6 weeks if uncontested.

Factors affecting timeline include notice period requirements, court backlogs, tenant responses, local regulations, and appeals, FindLaw explains.

Does an eviction affect a tenant’s credit score?

Evictions don’t directly appear on credit reports, but unpaid rent sent to collections does, causing credit scores to drop 50-150 points and remaining on credit reports for 7 years, even if later paid.

The indirect credit impact works through unpaid rent collections rather than the eviction itself, Experian explains. Single collections cause 50-150-point drops, depending on starting scores, LeaseRunner shows. These records remain for seven years from the first delinquency date, The Credit People confirms.

Tenant screening impact differs from credit reporting. Eviction records appear in tenant background checks separately from credit reports and are found through court records.

What costs can landlords deduct from security deposits after eviction?

Landlords can deduct unpaid rent through the eviction date, property damage beyond normal wear and tear, court costs from the eviction case, cleaning costs to return the unit to move-in condition, and costs for storing or removing tenant property.

Allowable deductions include unpaid rent, property damage, court costs, lease breach penalties, and tenant storage/removal costs, Justia explains. Tenants owe rent until they move out, making it deductible from deposits even when evicted, Practical Money Skills notes.

State return timeframes typically range from 14 to 30 days. California requires 21 days. Landlords must provide itemized deduction lists with receipts and invoices documenting all charges.

Is eviction prevention really cost-effective?

Yes, dramatically—comprehensive tenant screening costing $35-$50 prevents evictions averaging $3,500-$10,000, representing a 100:1 cost-benefit ratio that makes prevention the single best ROI in property management.

The cost comparison speaks clearly: $35 screening versus $3,500 average eviction cost, SmartMove’s analysis shows. Prevention effectiveness improves with thorough screening, including verification of rental history, income checks, and background screening.

ResidentScore data proves the point, reducing eviction risk by 15% compared to generic credit scores. Industry context reinforces the value—evictions cost $3,500 on average and take 3-4 weeks minimum, making prevention the better strategy.

Protecting Your Bottom Line Through Smarter Screening

Evictions costing $3,500-$10,000 on average are entirely preventable—comprehensive upfront screening for $35-$50 delivers a 100:1 ROI by identifying high-risk applicants before lease signing.

Implement fraud detection and income verification as standard practice in tenant screening. Focus prevention resources on applicant verification rather than reactive eviction management. Calculate actual eviction costs (including hidden expenses) for your portfolio to understand the true prevention ROI.

Property managers who combine thorough tenant screening with fraud detection technology prevent bad debt and costly evictions while making faster, more confident leasing decisions.