Eviction Timeline Cost Calculator

The eviction process is a series of legally-mandated delays — notice period, summary process, judgment, set-out, and finally re-lease. This calculator stacks the days for each phase and converts to lost rent + legal cost to show the true total cost of an eviction.

Monthly rent

Notice period (days)

Summary process (days)

Set-out after judgment (days)

Post-eviction turn (days)

Eviction legal cost

Sheriff set-out cost

Total eviction timeline cost

$12,350

Total days to re-rent

105

Total months of lost rent

3.5

Lost rent during process

$8,400

Legal + sheriff costs

$3,500

How the math works

Eviction timelines vary wildly by state. Tenant-friendly jurisdictions (CA, NY, NJ, MD): 90-180 days from first missed payment to re-leased unit. Landlord-friendly (TX, FL, GA, AZ): 45-75 days. Each day = one day of lost rent the tenant usually cannot pay.

The 2020-2022 pandemic eviction moratoriums pushed timelines 6-18 months in some jurisdictions. Most are back to normal but NYC and CA still have extended processes.

How to Use

Enter monthly rent.
Enter days for each phase: notice, summary process, set-out, and turn.
Enter legal and sheriff set-out costs.
Read total days, lost rent, and total cost.

Frequently Asked Questions

Fastest vs slowest states?

Fastest: GA (30-45 days total), TX (45-60), FL (45-75). Slowest: NY/NJ (90-180), CA (90-120), MD (90-120). DC can stretch to 150+ days. Always check local rules.

Can it be shortened?

Cash for keys is often faster — pay the tenant $500-$2,000 to vacate voluntarily. Avoids court process, speeds re-rental. Nearly always cheaper than full eviction timeline.

Does self-help eviction work?

No. Changing locks, cutting utilities, removing tenant belongings are illegal everywhere. Self-help eviction opens landlord to civil damages often 3-10x the rent owed. Always go through the court process.