Navigating an eviction is never easy, especially in Washington, D.C., where tenant protections are among the strongest in the country. Whether you’re a new landlord or just need a refresher, it’s important to understand the local rules before taking any action.
This quick guide breaks down the basics of D.C.’s eviction laws, what you can and can’t do, and how to handle the process properly.
Legal Reasons for Eviction in D.C.
You can’t evict a tenant in D.C. just because a lease ends or you want them out. The law requires a legal cause. There are 10 allowable reasons under the Rental Housing Act, including:
- Non-payment of rent
- Violation of the lease agreement
- Illegal activity on the property
- Owner or immediate family member wants to move in
- Substantial renovations (with permits)
- Unit is being taken off the rental market
- Tenant refuses to sign a new lease with substantially similar terms
- Housing code violations requiring vacancy
- Use of unit for other lawful purposes
- Conversion to a condo or co-op (with Tenant Opportunity to Purchase Act process)
Each reason has its own specific notice and procedure, so make sure the one you’re using applies and that you follow the correct steps.
Notice Requirements
D.C. law requires landlords to give written notice before filing for eviction. Here’s what that looks like for common cases:
- Non-payment of rent: 30-day notice
- Lease violation: 30-day notice, giving the tenant time to cure the violation
- Owner move-in or major repairs: 90-day notice
- Ending a month-to-month lease (with cause): Still requires notice based on the reason
All notices must be in writing, served properly, and include specific legal language. Failing to get the notice right can delay the whole process or get your case thrown out.
Filing an Eviction in Court
If the tenant doesn’t fix the issue within the notice period, you can then file a case in D.C. Superior Court (Landlord and Tenant Branch). It’s not instant, court dates can take time, and tenants have the right to contest the case.
You’ll need to bring:
- A copy of the lease
- Proof of the notice you served
- Rent ledger or documentation of the lease violation
Keep in mind that self-help evictions (like changing the locks or shutting off utilities) are illegal in D.C. All evictions must go through the court, and only the U.S. Marshals Service can carry them out.
Tenant Protections
D.C. tenants have strong legal protections, including:
- The right to cure violations in many cases (like paying back rent)
- Legal aid access for low-income tenants
- TOPA rights (Tenant Opportunity to Purchase Act) in some sale situations
- Extra protections for seniors, disabled tenants, and low-income renters
Eviction cases often involve negotiation or mediation, in some cases, that’s the best outcome for both parties.
Eviction is a legal process, not just a business decision. And in D.C., it requires patience, documentation, and a clear understanding of the law. If you’re unsure, working with an experienced property manager or housing attorney can save you time, money, and headaches.
At the end of the day, the goal isn’t just to get someone out, it’s to resolve issues fairly, legally, and with as little disruption as possible.
At Eva Realty, we provide comprehensive property management services in DC to help landlords stay compliant and reduce risks. If you’re looking for expert guidance and hands-on management for your DC rental, we’re here to support you.