http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#comments Comments from 'Another Deadbeat Evicted!' in Michael Rossi's Landlording Blog at BiggerPockets.com http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2377 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2377 MikeOH, what day did you file for the eviction? In your book you mentioned 5pm on the 4th day it is late and you also mentioned a 3 day and/or a 7 day notice. Can you detail the timeline on this particular eviction? what day did you put out a 3 day or 7 day notice and what day did you file etc.. I'd like to get a sense of the length of time it takes on this particular case. Thanks http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2379 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2379 I believe on the fifth day you post the 3 day notice to pay or quit. The eighth day you go file the eviction papers and accept no more rent. Late on the 4th at 5 Have til 5 on 7th to pay with late fee. 8th day down to the lawyers office to file papers, and accept no more rent. Then usually you should have your court date in about 2 weeks if things go well. Mike? Am I correct? http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2398 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2398 Norm is exactly right. My lease says the rent is late at 5pm on the 4th. I post 3 day eviction notices on the morning of the 5th and will accept rent along with the $50 late fee during that 3 day period. In Ohio, the 3 day notice must be 3 business days. Depending on how the calendar lays, I take the eviction paperwork to my lawyer on the 8th. It usually takes 2 weeks to get an eviction hearing - this month, that occurred on the 26th. Once the tenant is evicted, I immediately file for the writ of restitution and I found out today that the setout is scheduled for 10 am on the 3rd. I throw out their stuff myself and save the money! http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2402 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2402 Thanks for spelling out the timeline for other readers MikeOH. So the timing for this one you ultimately lose at least 1 month of rents, possibly 2 depending on how soon you can re-rent it. How much did this particular eviction cost you considering all of those costs of the top of your head? What about the deposit? was/is it forfeited due to the eviction? if so, how much does that help offset the loss of income for this property during this particular eviction? http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2403 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2403 Those are good questions. I'd like to know that too? http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2406 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2406 I have at least one month lost rent, court costs, and attorney fees (plus any damage). That will total about $650 in this case. This is a low income, one bedroom apartment that rents for $345 and has a security deposit of $350. The bottom line is that I'll lose about $300 on this eviction, IF I can re-rent it for September. If not, then I'll lose $645. Mike http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2407 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2407 All in all, that's too bad. http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2421 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2421 It's all just part of the business. http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2422 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2422 It's all just part of the business. http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2423 http://www.biggerpockets.com/blogs/35/blog_posts/2746-another-deadbeat-evicted-#c_2423 Great Job......Thats why you are sucessful...no free renters!!! way to go! Matt