The mistakes that cost landlords the most
- Filing in the wrong court
- Notice given but not documented
- A ledger that doesn't reconcile
- Owner or agent name doesn't match
- Single-attempt service
- Late writ application
- Unstaffed execution window
- Any form of self-help
- Accepting rent at the wrong moment
Filing in the wrong court
Usually a property near a city or county boundary. Everything restarts.
Notice given but not documented
You made the demand. You can't prove how or when. The case fails at the hearing.
A ledger that doesn't reconcile
The amount claimed doesn't match the ledger, or includes charges the lease doesn't support. The judgment gets cut or the case gets continued.
Owner or agent name doesn't match
The filing name doesn't match the deed or the lease. Standing defect. Common on institutionally-held single-family.
Single-attempt service
One attempt, business hours, no escalation. The case sits for weeks.
Late writ application
Judgment entered and then nothing happens because nobody applied for the writ.
Unstaffed execution window
The slot opens and there's no crew, no locksmith, no disposal. Back in the queue.
Any form of self-help
Lockout, utility shutoff, removing belongings. Turns your case into their case.
Accepting rent at the wrong moment
In some states this undoes a termination or a pending case. Check before you deposit anything.
The short version
- Seven of these nine are preventable with a checklist
- The two most expensive are self-help and a defective notice
- Most lost time is service and writ scheduling, not the court
Tell us where the property is
We handle cases directly in Georgia and can point you in the right direction elsewhere.
Need help with a real case?
Tell us where the property is and where the case stands.
Landlord eviction checklist
The pre-filing checks that prevent most rejections. One page, free.
Common questions
Can I evict a tenant without going to court?
No. Every state requires a court process. Locking a tenant out, shutting off utilities or removing belongings without a court order is illegal self-help and exposes you to damages that often exceed the rent you were owed.
How long does an eviction take?
It depends on your state, your court's calendar and whether the tenant contests. Some stages are fixed by statute and some are logistics you control. Anyone giving you a guaranteed number of days without knowing your county is guessing.
Do I need a lawyer to evict a tenant?
Not always. Uncontested non-payment cases are routine. If the case is contested, involves a counterclaim, or raises habitability or discrimination issues, get a licensed attorney in your state.
What's the difference between a judgment and a writ?
A judgment says you won. A writ of possession is the separate court order that lets law enforcement actually put you back in the property. You have to apply for it — it isn't automatic.
Stop reading, start moving
If the property is in Georgia we can handle it end to end. If it isn't, we'll point you the right way.