District of Columbia (DC) eviction guide
Quick answer
In DC a landlord must have one of 10 statutory just-cause grounds, serve written notice (10 to 180 days depending on reason), file a complaint at DC Superior Court Landlord and Tenant Branch, obtain a judgment, and coordinate with the US Marshals Service to execute the Writ of Restitution. The full process typically takes 45 to 180 days.
| Legal grounds | 10 statutory just-cause grounds only (nonpayment of rent ≥ $600, lease violation, illegal activity, owner occupancy, demolition, renovation, etc.); no-cause eviction is prohibited |
|---|---|
| Minimum notice | 10 days (nonpayment of rent and violent/illegal activity); 30 days (lease violation or end of tenancy for tenants under 1 year); up to 180 days (demolition) |
| Where to file | DC Superior Court, Landlord and Tenant Branch, 510 4th Street NW, Washington DC 20001 |
| Filing fee | $15 complaint filing fee; $213 Writ of Restitution fee ($10 clerk + $195 Marshals + $8 admin); US Marshal execution billed at $165 per hour |
| Typical timeframe | 45 to 90 days uncontested; 90 to 180 days contested |
Required before filing for unpaid rent of at least $600; must itemize amount owed and include a statement of tenant rights.
Used for curable lease violations; must describe the specific breach and give the tenant 30 days to correct it before filing.
Applies when a court has found the tenant committed an illegal act; an expedited 10-day notice applies for violent or dangerous offenses under the 2025 RENTAL Act.
Required for major displacement grounds; 120 days for substantial renovation and 180 days for demolition, with relocation assistance eligibility.
| Step | Timeframe | What happens |
|---|---|---|
| 1. Confirm Just-Cause Grounds and Gather Documentation | Before serving notice | DC prohibits all no-cause evictions. Verify your reason falls within one of the 10 statutory grounds under DC Code § 42-3505.01 and collect supporting evidence such as rent ledgers, lease agreements, or violation records. |
| 2. Serve the Correct Written Notice | 10 to 180 days before filing (varies by ground) | Deliver the appropriate notice by certified mail with return receipt AND hand delivery or door posting with a photographic timestamp. If the tenant's primary language is not English or Spanish and is covered under DC language-access law, the notice must be provided in that language. |
| 3. File a Complaint for Possession (Form LT-01) | After notice period expires | File at the DC Superior Court Landlord and Tenant Branch, 510 4th Street NW. Pay the $15 filing fee. The court will schedule an initial hearing typically 2 to 3 weeks out and issue a summons served on the tenant. |
| 4. Attend the Eviction Hearing | 2 to 3 weeks after filing | Present your evidence at the Landlord and Tenant Branch. If the tenant does not appear and you prevail, the court may enter a default judgment. Contested cases may require additional hearings, adding weeks or months. |
| 5. Obtain and File for a Writ of Restitution | After judgment; typically 4 to 14 days later | Once judgment is entered, apply for a Writ of Restitution (fee: $213). The court issues the writ authorizing the US Marshals Service to execute the physical removal. |
| 6. Schedule and Attend the US Marshal Lockout | Coordinated with Marshals after writ issued | Contact the US Marshals Service to schedule the lockout. A landlord representative must be present. Only Marshals may physically remove the tenant; self-help eviction at any stage is illegal and exposes the landlord to criminal and civil liability. |
A straightforward DC eviction typically costs $3,000 to $8,000 total, including the $15 complaint filing fee, $213 Writ of Restitution fee, US Marshal execution at $165 per hour, and attorney fees of $1,500 to $5,000 or more. Lost rent during the process, which often runs 45 to 180 days, is frequently the largest expense.
After a judgment for possession, the landlord must obtain a Writ of Restitution and schedule removal through the US Marshals Service. Self-help eviction including changing locks, removing belongings, or shutting off utilities without a court-ordered writ is illegal in DC regardless of the merits of the case, and landlords who do so face criminal charges and civil liability. Tenants retain the right to pay all amounts owed as determined by the court to halt execution of the writ up until the moment of physical removal.
General information, not legal advice. Governing statute: DC Code § 42-3505.01 (Rental Housing Act of 1985, as amended by the RENTAL Act 2025). Self-help eviction is illegal everywhere; always follow the court process.
District of Columbia eviction FAQ
An uncontested nonpayment case typically takes **45 to 90 days** from notice to Marshal lockout; contested cases routinely run **90 to 180 days** or longer due to continuances and additional hearings.
Total costs commonly fall between **$3,000 and $8,000**, covering the **$15** filing fee, **$213** Writ of Restitution, US Marshal hourly fees (**$165/hr**), attorney fees, and lost rent during the process.
No. DC law requires a court order and US Marshal enforcement for every eviction; landlords who change locks, remove belongings, or shut off utilities without a writ face criminal charges and civil damages.
DC has **10 statutory just-cause grounds** including nonpayment of rent (minimum **$600** owed), lease violation, illegal activity, owner occupancy, property sale, renovation, demolition, and housing discontinuance; no-cause eviction is prohibited.
Yes. For nonpayment cases, a tenant may pay the full amount owed as determined by the court at any point before the US Marshals execute the Writ of Restitution to halt the eviction.
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