{"id":778,"date":"2018-05-01T19:22:32","date_gmt":"2018-05-01T19:22:32","guid":{"rendered":"https:\/\/www.navigatingreentry.org\/?page_id=778"},"modified":"2025-02-04T15:48:23","modified_gmt":"2025-02-04T15:48:23","slug":"eviction","status":"publish","type":"page","link":"https:\/\/www.navigatingreentry.org\/index.php\/eviction\/","title":{"rendered":"Eviction"},"content":{"rendered":"<h3><span style=\"color: #000000;\"><img decoding=\"async\" loading=\"lazy\" class=\"wp-image-779 alignright\" src=\"https:\/\/www.navigatingreentry.org\/wp-content\/uploads\/2018\/05\/EVICTION-300x149.jpg\" alt=\"\" width=\"425\" height=\"212\" srcset=\"https:\/\/www.navigatingreentry.org\/wp-content\/uploads\/2018\/05\/EVICTION-300x149.jpg 300w, https:\/\/www.navigatingreentry.org\/wp-content\/uploads\/2018\/05\/EVICTION-768x382.jpg 768w, https:\/\/www.navigatingreentry.org\/wp-content\/uploads\/2018\/05\/EVICTION-360x179.jpg 360w, https:\/\/www.navigatingreentry.org\/wp-content\/uploads\/2018\/05\/EVICTION.jpg 776w\" sizes=\"(max-width: 425px) 100vw, 425px\" \/><\/span><span style=\"color: #ff0000;\"><strong>WHAT IS AN EVICTION?<\/strong><\/span><\/h3>\n<p><strong><span style=\"color: #000080;\">An eviction is the legal process in which a landlord removes a tenant from a rental property.\u00a0 Evictions can happen for many reasons, depending on the terms of your lease.<\/span><\/strong><\/p>\n<h3><span style=\"color: #ff0000;\"><strong>WHAT ARE SOME COMMON REASONS FOR EVICTIONS?<\/strong><\/span><\/h3>\n<p><span style=\"color: #000000;\"><span style=\"color: #000080;\">In Maryland, there are three major categories for reasons for evictions:<\/span><\/span><\/p>\n<ul>\n<li><span style=\"color: #000080;\">non-payment of rent<\/span><\/li>\n<li><span style=\"color: #000080;\">&#8220;holding over&#8221; &#8211; staying beyond the terms of the lease<\/span><\/li>\n<li><span style=\"color: #000080;\">breach of lease\u00a0<\/span><\/li>\n<\/ul>\n<h3><span style=\"color: #ff0000;\"><strong>IS THERE A GRACE PERIOD FOR NON-PAYMENT OF RENT?<\/strong><\/span><\/h3>\n<p><span style=\"color: #000080;\">In Maryland, there is<strong> no grace period for non-payment of rent<\/strong>, so eviction can begin\u00a0the day after the rent is due. Most property managers are in the courthouse filing eviction papers the day after rent is due, so it is important that you pay rent on time.\u00a0\u00a0<\/span><\/p>\n<h3><span style=\"color: #ff0000;\"><strong>WHAT DOES &#8220;HOLDING OVER MEAN&#8221;?<\/strong><\/span><\/h3>\n<p><span style=\"color: #000080;\">\u201cHolding over\u201d refers to when tenants continue to live at a property after the lease has ended.\u00a0 If your lease has ended and you are not continuing to lease, you need to be moved completely out by the end of the lease.\u00a0 That includes any personal possessions, such as furnishings.<\/span><\/p>\n<h3><span style=\"color: #ff0000;\"><strong>WHAT IS &#8220;BREACH OF LEASE&#8221;?<\/strong><\/span><\/h3>\n<p><span style=\"color: #000080;\">Landlords can evict tenants who have violated some part of the lease, for example, by allowing people or pets not listed in the lease to live at the property or by engaging in criminal activity within the home.\u00a0 If you wish to add something not in your lease, you will need to talk to you landlord first, and have the lease modified.<\/span><\/p>\n<h3><span style=\"color: #000080;\"><strong><span style=\"color: #ff0000;\">ARE THERE SITUATIONS IN WHICH A LANDLORD CANNOT USE EVICTION?<\/span><\/strong><\/span><\/h3>\n<p><span style=\"color: #000080;\">Yes. There are two major things that a landlord cannot do by Maryland law:<\/span><\/p>\n<ul>\n<li><span style=\"color: #000080;\"><strong>Landlords cannot use &#8220;Self-Help&#8221; evictions<\/strong> &#8211;\u00a0 A<strong>\u00a0<\/strong>self-help eviction\u00a0occurs when a landlord retakes possession of a property without using the legal\u00a0eviction\u00a0process. This may be something like changing the locks, turning off utilities, or putting possessions out of the property.\u00a0 The landlord is then &#8220;helping himself&#8221; to an eviction rather than using the legal process.<\/span><\/li>\n<li><span style=\"color: #000080;\"><b>Tenants can\u2019t be evicted as a form of retaliation.<\/b>\u00a0If a tenant organizes or joins a tenant board, or files a complaint or lawsuit against a landlord, the landlord can\u2019t respond by evicting the tenant, raising the rent, or decreasing services promised in the lease. Additionally, sections of the retaliatory eviction laws in\u00a0<strong><a style=\"color: #000080;\" href=\"http:\/\/www.peoples-law.org\/special-laws-rules-baltimore-city\" target=\"_blank\" rel=\"noopener\"><span style=\"color: #ff6600;\">Baltimore City<\/span><\/a><\/strong>, Baltimore County, and Montgomery County may apply when they provide stronger tenant protections than those of Maryland state eviction law.<\/span><\/li>\n<\/ul>\n<h3><span style=\"color: #ff0000;\"><strong>IS A LANDLORD REQUIRED TO GIVE ME ANY NOTICE IF I HE IS GOING TO EVICT ME?<\/strong><\/span><\/h3>\n<p><span style=\"color: #000080;\">Unlike most states, a landlord in Maryland is not required to give a tenant any notice before\u00a0 beginning eviction proceedings. This means that if the tenant does not pay rent the day it is due, the landlord can file an eviction lawsuit the very next day.\u00a0 Other reasons for eviction have specific time notification requirements.<\/span><\/p>\n<p><span style=\"color: #ff0000;\">To evict a tenant in Maryland, a landlord must:<\/span><\/p>\n<ul>\n<li><span style=\"color: #000080;\">Serve an eviction notice with a legal reason and a notice period. The notice period depends on the reason for eviction. <\/span><\/li>\n<li><span style=\"color: #000080;\">For nonpayment of rent, it is the day after the rent is due. <\/span><\/li>\n<li><span style=\"color: #000080;\">For lease violation, it is 30 days. <\/span><\/li>\n<li><span style=\"color: #000080;\">For no lease or end of lease, it is 60 days.<\/span><\/li>\n<li><span style=\"color: #000080;\">File for an eviction in a local court if the tenant does not comply with the notice.<\/span><\/li>\n<li><span style=\"color: #000080;\">Attend the court hearing and present evidence of the eviction reason and the notice served.<\/span><\/li>\n<li><span style=\"color: #000080;\">The eviction notice must include the date, time, and place of the eviction meeting, the reason for eviction, and the signatures of the person who delivered the notice and another person who will be at the meeting<\/span><\/li>\n<\/ul>\n<h3><span style=\"color: #ff0000;\"><strong>Other Considerations for Lease Violation Eviction?<\/strong><\/span><\/h3>\n<p><span style=\"color: #000080;\">In Maryland, another common reason for eviction is because the tenant violates the lease or rental agreement&#8211;for example, by having a dog when none are allowed or throwing loud parties during designated quiet hours.<\/span><\/p>\n<p><span style=\"color: #000080;\">If a landlord is going to evict\u00a0 you for this reason, he\/she\u00a0 is required to give you notice before filing the eviction lawsuit with the court:<\/span><\/p>\n<ul>\n<li><span style=\"color: #000080;\"><strong>14 day notice<\/strong> &#8211; If the lease violation can cause danger to you or to someone else on the property<\/span><\/li>\n<li><span style=\"color: #000080;\"><strong>30 day notice<\/strong> &#8211; For lease violations that do not cause harm to another person<\/span><\/li>\n<\/ul>\n<p><span style=\"color: #000080;\">Both types of notice must be in writing and state that the tenant must fix the violation within the appropriate time frame or the landlord will file the eviction lawsuit with the court.<\/span><\/p>\n<h3><span style=\"color: #ff0000;\"><strong>WHAT IS THE EVICTION PROCESS IN MARYLAND?<\/strong><\/span><\/h3>\n<p><span style=\"color: #000080;\">Here is what the eviction process in Maryland looks like:\u00a0 If you are summoned to court regarding an eviction it is very important that you show up.<\/span><\/p>\n<p style=\"padding-left: 30px;\"><span style=\"color: #000080;\">To begin the eviction lawsuit, a landlord must file a complaint and summons with the district court of the county in which the rental property is located. <\/span><\/p>\n<p style=\"padding-left: 30px;\"><span style=\"color: #000080;\">After the complaint and summons are filed, the tenant will receive a copy of the paperwork &#8211; this can be in person or posted.<\/span><\/p>\n<p style=\"padding-left: 30px;\"><span style=\"color: #000080;\"> The summons will have a date and time on it for a hearing before a judge, usually 5 days after the complaint was filed.<\/span><\/p>\n<p style=\"padding-left: 30px;\"><span style=\"color: #000080;\"> If the tenant wishes to challenge the eviction, the tenant must appear at the hearing.<\/span><\/p>\n<p style=\"padding-left: 30px;\"><span style=\"color: #000080;\">The judge will listen to both the landlord and the tenant and then make a final determination regarding the eviction.<\/span><\/p>\n<h3><strong><span style=\"color: #ff0000;\">IF I GET AN EVICTION NOTICE, SHOULD I CHALLENGE IT IN COURT?<\/span><\/strong><\/h3>\n<p><span style=\"color: #000080;\">Challenging an eviction is not always the best option. <\/span><\/p>\n<p><span style=\"color: #000080;\">You might\u00a0 have to pay the landlord\u2019s court and attorney\u2019s fees if you are unsuccessful in court. You could also receive a negative credit rating and could be turned down for future housing.<\/span><\/p>\n<p><span style=\"color: #000080;\">The best thing that you could do would be to try to talk to the landlord and strike a deal outside the court system.\u00a0 If you can pay partial rent and give a firm date that the remainder will paid, or if you need to get someone out of your house that is not on the lease, or find a new home for a pet not on the lease, the landlord might be agreeable.\u00a0 <\/span><\/p>\n<p><span style=\"color: #000080;\">But you must follow through with your agreement, or the eviction will be enforced.<\/span><\/p>\n<p><span style=\"color: #000080;\">Choosing not to go to the hearing does not keep the landlord from winning an eviction.<\/span><\/p>\n<h3><span style=\"color: #ff0000;\"><strong>WHAT HAPPENS IF I AM EVICTED?<\/strong><\/span><\/h3>\n<div class=\"col\">\n<div id=\"center_col\">\n<div id=\"res\" class=\"med\" role=\"main\">\n<div id=\"search\">\n<div data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQGggm\">\n<div id=\"ires\" data-async-context=\"query:WHAT%20IS%20EVICTION%3F\">\n<div id=\"rso\">\n<div class=\"bkWMgd\">\n<div class=\"srg\">\n<div class=\"g\">\n<div data-hveid=\"65\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQFQhBKAAwAQ\">\n<div class=\"rc\">\n<div class=\"r-ipkA_nTV2R40\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQ2Z0BCEowAQ\">\n<p><span style=\"color: #000080;\">If the court issues an ORDER OF POSSESSION or grants the WARRANT OF RESTITUTION, you may be evicted. <\/span><\/p>\n<p><span style=\"color: #000080;\">You can avoid eviction in most cases if you pay the amount the court decided was due, plus court costs, before the eviction takes place. <\/span><\/p>\n<p><span style=\"color: #000080;\">Payment to the landlord must be in cash, certified check or money order. <\/span><\/p>\n<ul>\n<li><span style=\"color: #000080;\">EXCEPTION: If you have had three (3) judgments of possession against you (or four(4) in Baltimore City) during the past 12 months before the current eviction suit, a landlord may ask the court to deny your right to get your property. <\/span><\/li>\n<li><span style=\"color: #000080;\">If the judge grants the landlord\u2019s request, you may be evicted even if you pay the rent due. <\/span><\/li>\n<\/ul>\n<p><span style=\"color: #000080;\">If you do not catch up your payments, eviction moves forward:<\/span><\/p>\n<ul>\n<li><span style=\"color: #000080;\">The landlord cannot evict you on a Sunday or holiday.<\/span><\/li>\n<li><span style=\"color: #000080;\"> The sheriff must be present during the eviction. <\/span><\/li>\n<li><span style=\"color: #000080;\">The landlord does not have to notify you when the eviction will take place. <\/span><\/li>\n<li><span style=\"color: #000080;\">Once your property is removed from the premises, you are responsible for its safety.<\/span><\/li>\n<\/ul>\n<\/div>\n<h3><span style=\"color: #ff0000;\">FINANCIAL HELP<\/span><\/h3>\n<p><span style=\"color: #003366;\">If you are unable to pay rent and believe you may be evicted, you may wish to seek financial help.\u00a0<\/span><\/p>\n<ul>\n<li><span style=\"color: #003366;\">\u200bMaryland Emergency Rental Assistance 1-800-756-0119<\/span><\/li>\n<li><span style=\"color: #003366;\">\u00a0<a style=\"color: #003366;\" href=\"https:\/\/dhcd.maryland.gov\/Pages\/EvictionPrevention\/default.aspx\" target=\"_blank\" rel=\"noopener\">dhcd.maryland.gov\/Pages\/EvictionPrevention\u200b\u200b\/default.aspx<\/a>. (This site also has links to local\/county rental assistance programs.)<\/span><\/li>\n<li><span style=\"color: #003366;\">2-1-1 Maryland: Call 2-1-1 and the staff will connect you with rental assistance (also available online at\u00a0<a style=\"color: #003366;\" href=\"https:\/\/211md.org\/\" target=\"_blank\" rel=\"noopener\">https:\/\/211md.org\/<\/a>).<\/span><\/li>\n<li><span style=\"color: #003366;\">Contact your local or county government to ask if it has a rental assistance program.<\/span><\/li>\n<\/ul>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<div id=\"ires\" data-async-context=\"query:WHAT%20IS%20EVICTION%3F\">\n<div id=\"rso\">\n<div class=\"bkWMgd\">\n<div class=\"srg\">\n<div class=\"g\">\n<div data-hveid=\"158\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQFQieASgGMAc\">\n<div class=\"rc\">\n<h3 data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQ2Z0BCKMBMAc\"><strong><span style=\"color: #ff0000;\">WHO CAN I CONTACT FOR HELP IF I HAVE EVICTION NOTICE?<\/span><\/strong><\/h3>\n<\/div>\n<div data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQ2Z0BCKMBMAc\">\n<p><span style=\"color: #000080;\">If you are facing eviction and don&#8217;t know what to do, you can seek help from the following sources.<\/span><\/p>\n<ul class=\"b_vList b_divsec b_bullet\">\n<li data-priority=\"\"><span style=\"color: #000080;\">Office of the Maryland Attorney General\u2019s Consumer Protection Division: tenants who feel they are being unfairly threatened with eviction can contact this office or call 410-528-8662.<\/span><\/li>\n<li data-priority=\"\"><span style=\"color: #000080;\">211 Maryland: 211 specialists can help identify local agencies providing financial assistance to offset rent costs. Dial 2-1-1.<\/span><\/li>\n<li data-priority=\"\"><span style=\"color: #000080;\">Maryland Emergency Rental Assistance Call Center: call 877-546-5595 or visit dhcd.maryland.gov\/Pages\/EvictionPrevention\/default.aspx. This site also has links to local\/county rental assistance programs.<\/span><\/li>\n<\/ul>\n<p><span style=\"color: #ff0000;\">Eviction Will Leave Me Homeless.<\/span><\/p>\n<p><span style=\"color: #000080;\">If eviction would leave you homeless, you may be eligible for an emergency grant or other help from an eviction prevention program.\u00a0 One program is offered by Baltimore City\u2019s Department of Social Services: 443-378-4600.\u00a0<\/span><\/p>\n<\/div>\n<div class=\"rc\">\n<div class=\"r-i2ro_D2HFcGY\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQ2Z0BCKMBMAc\"><\/div>\n<\/div>\n<\/div>\n<\/div>\n<div class=\"g\">\n<div data-hveid=\"191\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQFQi_ASgJMAo\">\n<div class=\"rc\">\n<h3 class=\"r\"><\/h3>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<div>\n<div id=\"foot\" role=\"navigation\">\n<div id=\"gfn\"><\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<div id=\"rhscol\" class=\"col\">\n<div 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data-rtid=\"iJOxLEta30_M\"><\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<div class=\"SALvLe farUxc mJ2Mod\">\n<div class=\"i4J0ge\">\n<div class=\"EfDVh mod\" data-md=\"50\" data-hveid=\"250\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQkCkI-gEoATAS\">\n<div class=\"hb8SAc kno-fb-ctx\" data-hveid=\"251\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQziAI-wEoADAS\">\n<div class=\"r-iH6xVFuCU_HQ\">\n<div class=\"kno-rdesc r-iYC3cSM2Lb8k\"><\/div>\n<\/div>\n<\/div>\n<\/div>\n<div class=\"mod\" data-md=\"30\" data-hveid=\"253\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQ6-0CCP0BKAIwEw\"><\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<div><\/div>\n<\/div>\n<\/div>\n<div class=\"rhsvw kno-ftr\">\n<div class=\"HKxe9e kno-fb\">\n<div data-async-context=\"async_id:duf3-2-11;authority:0;card_id:%2Fm%2F02my10;entry_point:0;feature_id:;header:0;open:0;suggestions:;suggestions_subtypes:;suggestions_types:;surface:0;type:2\">\n<div id=\"duf3-2-11\" class=\"y yp\" data-jiis=\"up\" data-async-type=\"duffy3\" data-async-context-required=\"type,open,feature_id,async_id,entry_point,authority,card_id,header,suggestions,surface,suggestions_types,suggestions_subtypes\" data-ved=\"0ahUKEwjU0rOX_OTaAhXpzIMKHRE2ADIQ-0EI_gE\"><\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>WHAT IS AN EVICTION? An eviction is the legal process in which a landlord removes a tenant from a rental property.\u00a0 Evictions can happen for many reasons, depending on the terms of your lease. WHAT ARE SOME COMMON REASONS FOR <a href=\"https:\/\/www.navigatingreentry.org\/index.php\/eviction\/\" class=\"read-more\">Read More &#8230;<\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"om_disable_all_campaigns":false,"_monsterinsights_skip_tracking":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false},"aioseo_notices":[],"_links":{"self":[{"href":"https:\/\/www.navigatingreentry.org\/index.php\/wp-json\/wp\/v2\/pages\/778"}],"collection":[{"href":"https:\/\/www.navigatingreentry.org\/index.php\/wp-json\/wp\/v2\/pages"}],"about":[{"href":"https:\/\/www.navigatingreentry.org\/index.php\/wp-json\/wp\/v2\/types\/page"}],"author":[{"embeddable":true,"href":"https:\/\/www.navigatingreentry.org\/index.php\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.navigatingreentry.org\/index.php\/wp-json\/wp\/v2\/comments?post=778"}],"version-history":[{"count":8,"href":"https:\/\/www.navigatingreentry.org\/index.php\/wp-json\/wp\/v2\/pages\/778\/revisions"}],"predecessor-version":[{"id":1458,"href":"https:\/\/www.navigatingreentry.org\/index.php\/wp-json\/wp\/v2\/pages\/778\/revisions\/1458"}],"wp:attachment":[{"href":"https:\/\/www.navigatingreentry.org\/index.php\/wp-json\/wp\/v2\/media?parent=778"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}