Eviction Loss Severity Calculator

One eviction typically costs 4-6 months of rent plus legal and turn. This calculator adds it up.

Monthly rent

Legal fees

Months unpaid during process

Turn cost

Bad debt write-off

Total severity

$11,500

Rent loss component

$6,000

Months of rent equivalent

5.8

How the math works

Severity = rent loss (during process) + legal + turn + bad debt. Months-equivalent shows rent proxy.

Every eviction costs 4-6 months of rent in total. Track severity portfolio-wide. Reducing average severity by 1 month of rent = measurable NOI lift across the book.

How to Use

Enter monthly rent.
Enter eviction legal cost.
Enter months during process.
Enter turn cost after vacate.
Enter bad debt written off.
Read total severity.

Frequently Asked Questions

Typical severity?

$8k-$15k for average multifamily unit. $20k+ for Class A or high-rent. Most comes from months of unpaid rent during legal process, not legal fees themselves.

Legal timeline?

30-60 days in fast states. 90-180 in tenant-friendly jurisdictions. Know your average local timeline and budget accordingly. Pick properties in efficient jurisdictions where possible.

Reducing?

Stricter screening. Larger deposits. Faster filing (day 15, not day 45). Pre-pay legal retainer. Cash-for-keys deal before filing often cheaper than full eviction.

What documentation matters here?

Written leases, move-in/move-out inspections with photographs, ledger entries showing every payment and charge, served notices with proof of service, and contemporaneous emails or texts. Courts weigh written evidence heavily; informal understandings rarely stand. Institutional operators run a monthly file audit to catch gaps before they matter. Good paper trails recover most of what's owed.