Understanding Eviction Notices in Washington, DC
Landlords in DC must issue a written notice before starting an eviction lawsuit. The notice must clearly state the reason for eviction and give the tenant a minimum of 30 days to pay overdue rent, fix a lease violation, or move out.
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Types of Eviction Notices in Washington, DC
Each DC eviction notice type corresponds to a specific reason for ending the tenancy. Most situations require 30 days’ notice and strict adherence to local statutes.
30-Day Notice to Pay Rent or Quit
DC law requires landlords to serve a 30-day notice to pay rent or quit if a tenant hasn’t paid rent. Under § 42-3505.01, the tenant has 30 days to pay all past-due rent to avoid eviction. A 5-day grace period applies before the notice can be served.
30-Day Notice to Pay Rent or Quit
Use this notice to evict a tenant if they haven’t paid rent on time.
30-Day Notice to Quit for Non-Compliance
If a tenant violates the lease, such as damaging the unit or engaging in unauthorized activity, landlords may issue a 30-day notice to quit. Per § 42-3505.01 (b)(c), tenants must be given 30 days to cure the issue before the landlord can proceed with a court filing.
30-Day Notice to Quit for Non-Compliance
Begin evicting a tenant if they’ve broken the terms of your lease.
30-Day Lease Termination Letter
To end a month-to-month tenancy in DC, landlords must give tenants at least 30 days written notice, as required by § 42-3202. This type of termination doesn’t require a violation, but depending on the unit type and rent control status, landlords may need to meet local just cause rules.
30-Day Lease Termination
Give tenants 30 days’ notice to move out if they’re on a month-to-month lease.
How to Evict a Tenant in Washington, DC
In Washington, DC, eviction lawsuits are governed by Title 16, Chapter 15 of the Code of the District of Columbia. Here’s how the process typically works:
Step 1: Give Tenant Written Notice
Depending on the reason for eviction, the tenant must be given time to correct the issue before the landlord can proceed with the eviction process.
Step 2: Landlord Files Complaint
If the tenant doesn’t fix the problem, the landlord may try to agree with the tenant upon a lease termination before going to court. If this doesn’t work, landlords can file a complaint with the Superior Court of Washington, DC, which costs $15.
An uninvested third party will legally serve the tenant at least 7 days before the hearing is scheduled. In drug-related evictions, the tenant only needs to be served 5 days before the hearing.
Step 3: Hearing and Writ of Restitution
The hearing will be set for at least 21 days after the complaint is filed with the courts. If the judge rules in favor of the landlord, a Writ of Restitution will be issued to the tenant, allowing them to leave the property before a US Marshal escorts them from the unit. A tenant has 3 days once the writ is served before the US Marshal arrives.
Related Washington, DC Court Forms
Below are a few of Washington, DC’s most common eviction court forms. You can find more landlord/tenant forms at the DC Courts official website.
- Complaint for Non-Payment of Rent: Use this form to file a non-payment complaint against a tenant.
- Protective Order Information Sheet: Use this form to apply for a protective order against a tenant or landlord.
- Writ of Restitution: This will be used once the court rules on the landlord’s side to evict the tenant.
