Notify Owner

I got a text. What's up?

At the time this link was texted, the tenant has not paid in full, so the eviction procedure were initiated.

Will they actually be evicted?

Most tenants pay before the court date and the case dropped. This entire process takes a couple months, so we are prompt to file when there's a delinquency.

Do I need to get involved?

• Not yet. This is just an FYI. We send this early because we might not collect rent for a while.

• The only thing you need to do is watch your Owner Statement and login to make an Owner Contribution if your Statement has a negative balance. Remember, that Management Plan Fees and all other expenses are still due during an eviction.

What does an Eviction cost & who pays?

• The fees are broken down at the bottom of this page.

• Everything associated with the eviction is tenant billed.

• Like all tenant billed expenses, they are initially billed to the property and then reimbursed if we recover funds from the tenant.

Can we use the security deposit to pay for this?

• The security deposit will ultimately be used to cover expenses but not until the move-out has been processed.

• Move-Outs are finalized after we get possession and create all bills for maintenance, repairs, and fees.

1st of the month: Rent Due

Rent is due on the 1st of the month for all tenants, regardless of when their lease begins.

The following Monday: Court Filing

The attorney will soon file documents at the court. They take several weeks to bill us for the court fees but they are payable once the documents are filed, even if the case is dropped.

5th at midnight: Late Fees

10% Late Fee is applied to all unpaid balances on the 5th of the month at midnight.

Late fees are non-refundable and retained by Manager.

Are deducted from the security deposit if unpaid pay tenant.

10th at midnight: Eviction Processing

The Eviction Process is initialed at midnight on the 10th of the month. A $300 Eviction Processing Fee is billed to the property and will be credited to the property if the tenant pays.

14th: Attorney Retained

If unpaid by the 13th at midnight, the system forwards the case to the Eviction Attorney. Attorney Fee is billed to the property and will be credited to the property if the tenant pays.

1-2 months: Court Date

JUDGEMENT TYPE

There are two types of judgements:

• If we are able to serve the individual, we have the option to go after a financial judgement.

• If not, we can only get judgement for possession.

The collections company rarely recovers funds from a tenant so a financial judgement probably will not help. In our experience, it's best to just get them out as fast as possible. A financial judgement can take a month or two longer for the trial. When we only file for a judgement of possession, they are typically awarded on the first court appearance, unless we allow the tenant a little more time to pay.

If the tenant is served, we will automatically go for the financial judgement unless you submit a Request Form to tell approve a possession judgement only.

PAID OR NOT BY COURT DATE

• If paid in full by the court date, the case will be "non-suited" & the tenant will not be required to vacate.

• If unpaid by the court date, the attorney will appear in court on our behalf.

  • If uncontested or if we only go after possession of the property, we will be awarded possession of the property.

  • If the tenant contests, we may go after possession only and postpone the financial judgement for a later date.

1-2 more months: Trial for a financial judgement

If the tenant contests the financial portion, a trial date will be set for the next available date. That's typically a few weeks but can be longer based on the case load and especially during the holiday season when the judges take time off.

Trial Appearance Fee

We will appear in court for the trial and the $500 Trial Fee will be billed to the property.

Attorney Continuance Fee

If we give the tenant more time to pay and the court date is rescheduled, the attorney charges another fee for the "continuance":

• Madison County: $50 per

• Gibson County: $100 per

1-2 weeks: Writ of Possession

If the tenant has not vacated within 10 days of the judgement date, the attorney will file for a writ of possession. That takes about a week to receive. It then allows us to appear at the property with the sheriff and:

1. Physically remove the tenant and,

2. Have laborers more the tenants personal belongings to the front lawn, where they will remain for 72 hours before being hauled off to the dumps.