{
 "generated": "2026-10-17",
 "cities": [
  {
   "slug": "new-york-city",
   "name": "New York City",
   "state": "NY",
   "state_name": "New York",
   "state_slug": "new-york",
   "court": "NYC Civil Court, Housing Part (Housing Court)",
   "area": null,
   "last_checked": "2026-10-17",
   "notice": {
    "value": 14,
    "text": "14-day rent demand (N.Y. Real Prop. Acts. Law § 711(2))",
    "source_url": "https://www.nysenate.gov/legislation/laws/RPA/711",
    "source_kind": "official",
    "secondary_url": "https://www.nolo.com/legal-encyclopedia/state-laws-on-termination-for-nonpayment-of-rent.html",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": 10,
    "text": "Petition served 10-17 days before the court date; answer about 10 days after service",
    "source_url": "https://www.nycourts.gov/legacyPDFS/FORMS/landlordtenant/LandlordGuide-NonpaymentEviction.pdf",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": [
     15,
     30
    ],
    "text": "Marshal or sheriff must give at least 14 days' written notice before executing the warrant",
    "source_url": "https://www.nysenate.gov/legislation/laws/RPA/749",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 30,
    "text": "NYC Housing Court: 30 days after service of the judgment with notice of entry; the eviction is not stayed without an undertaking or court order",
    "source_url": "https://nycourts.gov/COURTS/nyc/housing/appeals2.shtml",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 6.5,
    "typical_weeks": 11.5,
    "high_weeks": 26.5,
    "steps_days": {
     "notice": 14,
     "filing_to_judgment": [
      17,
      45,
      120
     ],
     "judgment_to_lockout": [
      15,
      30
     ]
    },
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": false,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "lockout",
    "text": "Tenant can stop the eviction by paying the full rent owed before the warrant is executed",
    "source_url": "https://www.nysenate.gov/legislation/laws/RPA/711",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      45,
      45
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      60,
      80
     ],
     "is_default": false
    },
    "lockout_fee": {
     "range": [
      105,
      120
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     45,
     45
    ],
    "text": "Housing Court index number fee $45 (plus small motion and jury fees if used)",
    "source_url": "https://nycourts.gov/COURTS/nyc/housing/fees.shtml",
    "source_kind": "official",
    "scope": "NYC Housing Court",
    "status": "sourced"
   },
   "service_fee": {
    "value": [
     60,
     80
    ],
    "text": "If a city marshal serves the petition, the fees are set by state law: $20 to receive it, $20 to serve the first tenant, $20 per extra tenant, and $20 for the military affidavit, plus mileage (CPLR 8011(f)(1)). Most landlords hire licensed private process servers, whose prices aren't regulated",
    "source_url": "https://law.justia.com/codes/new-york/cvp/article-80/8011/",
    "source_kind": "official",
    "scope": "NYC city marshal (CPLR 8011)",
    "secondary_url": "https://www.nyc.gov/site/marshals/marshals/city-marshals.page",
    "status": "sourced"
   },
   "lockout_fee": {
    "value": [
     105,
     120
    ],
    "text": "City marshal statutory fees: $15 to requisition the warrant, $15 per person served with the 14-day notice of eviction, and $75 to execute it, plus mileage and the actual moving/storage costs (CPLR 8011(f)(2), 8013). NYC DOI confirms these sheriff fees apply to marshals",
    "source_url": "https://law.justia.com/codes/new-york/cvp/article-80/8011/",
    "source_kind": "official",
    "scope": "NYC city marshal (CPLR 8011)",
    "secondary_url": "https://www.nyc.gov/site/marshals/marshals/city-marshals.page",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": true,
     "text": "Good Cause Eviction law (2024) covers most NYC market-rate homes. Nonpayment is still a good cause unless it stems from a rent increase above the local rent standard (inflation + 5%, max 10%). Small landlords (10 or fewer units statewide) and already-regulated units are exempt",
     "source_url": "https://www.nyc.gov/site/hpd/services-and-information/good-cause-eviction.page",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "rent_control": {
     "value": true,
     "text": "Rent stabilization: the Rent Guidelines Board set a 0% increase for 1- and 2-year leases starting Oct 1, 2026 - Sep 30, 2027 (Order #58)",
     "source_url": "https://rentguidelinesboard.cityofnewyork.us/wp-content/uploads/2026/06/2026-Apt-Order-58.pdf",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "right_to_counsel": {
     "value": true,
     "text": "Right to Counsel law (Local Law 136 of 2017): free lawyers for Housing Court tenants in every ZIP code. Full representation is for households at or below 200% of the federal poverty level or with a member 60 or older",
     "source_url": "https://www.nyc.gov/site/hra/help/legal-services-for-tenants.page",
     "source_kind": "official",
     "secondary_url": "https://www.ibo.nyc.gov/assets/ibo/downloads/pdf/community-and-social-services/2025/2025-september-what-is-rtc.pdf",
     "status": "sourced",
     "level": "city"
    },
    "seasonal": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": false,
     "text": "None found in the city and state sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "The marshal must serve a notice of eviction and wait at least 14 days before evicting; evictions happen only 8 a.m.-5 p.m. on weekdays",
     "source_url": "https://www.nycourts.gov/new-york-city-housing-court/nyc-housing-court-eviction",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": "NYC Independent Budget Office (Sept 2025): in 2023-24 only 54% of Housing Court cases reached a first major decision within 6 months and 87% within a year, versus 93% and 97% in 2017-19. Expect contested NYC cases to run well past our rule-based high estimate",
    "source_url": "https://www.ibo.nyc.gov/assets/ibo/downloads/pdf/community-and-social-services/2025/2025-september-what-is-rtc.pdf",
    "source_kind": "official",
    "status": "sourced"
   },
   "median_rent": {
    "value": 1811,
    "moe": 12,
    "geo": "1600000US3651000",
    "metro_value": 1851,
    "metro_moe": 10,
    "metro_geo": "310M700US35620",
    "metro_name": "New York-Newark-Jersey City metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat"
   },
   "score": {
    "total": 20,
    "timeline_pts": 10.4,
    "cure_pts": 3,
    "protection_pts": 7,
    "state_total": 43,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": []
  },
  {
   "slug": "los-angeles",
   "name": "Los Angeles",
   "state": "CA",
   "state_name": "California",
   "state_slug": "california",
   "court": "Los Angeles County Superior Court (unlawful detainer)",
   "area": null,
   "last_checked": "2026-10-17",
   "notice": {
    "value": 5,
    "text": "3 days to pay or quit, excluding weekends and court holidays (Cal. Civ. Proc. Code § 1161(2))",
    "source_url": "https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CCP&sectionNum=1161",
    "source_kind": "official",
    "secondary_url": "https://www.nolo.com/legal-encyclopedia/state-laws-on-termination-for-nonpayment-of-rent.html",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": 14,
    "text": "10 court days after personal service to respond",
    "source_url": "https://www.selfhelp.courts.ca.gov/eviction-tenant/summons-complaint",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": [
     6,
     21
    ],
    "text": "Sheriff serves a 5-day notice to vacate after the writ of possession, then locks out",
    "source_url": "https://www.selfhelp.courts.ca.gov/eviction-landlord/after-trial",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 30,
    "text": "30 days after notice of entry of judgment (max 90 days) to appeal a limited civil eviction (Cal. Rules of Court 8.822); an appeal does not automatically stop the eviction (CCP § 1176)",
    "source_url": "https://courts.ca.gov/cms/rules/index/eight/rule8_822",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 4.5,
    "typical_weeks": 8.5,
    "high_weeks": 17.5,
    "steps_days": {
     "notice": 5,
     "filing_to_judgment": [
      21,
      40,
      75
     ],
     "judgment_to_lockout": [
      6,
      21
     ]
    },
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": false,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "notice",
    "text": "Can pay in full during the notice period",
    "source_url": "https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CCP&sectionNum=1161",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      240,
      385
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      40,
      50
     ],
     "is_default": false
    },
    "lockout_fee": {
     "range": [
      145,
      180
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     240,
     385
    ],
    "text": "$240 for claims up to $10,000; $385 for $10,000-$25,000 (statewide civil fee schedule)",
    "source_url": "https://courts.ca.gov/sites/default/files/courts/default/2024-12/statewidecivilfeeschedule-20140101.pdf",
    "source_kind": "official",
    "scope": "statewide",
    "status": "sourced"
   },
   "service_fee": {
    "value": [
     40,
     50
    ],
    "text": "Sheriff service of a summons and complaint: $40 on the LA County Sheriff's published fee list; California raised the base sheriff fee in 2024 (SB 564), and 2026 county schedules show $50. Private process servers are an option, and their prices aren't regulated",
    "source_url": "https://pars.lasd.org/pars_media/CourtServices/6-05STATUTORYFEES.pdf",
    "source_kind": "official",
    "scope": "LA County Sheriff",
    "secondary_url": "https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240SB564",
    "status": "sourced"
   },
   "lockout_fee": {
    "value": [
     145,
     180
    ],
    "text": "Writ of possession: LASD's form still lists $145 ($85 notice to vacate + $60 lockout). Gov. Code 26733.5, as amended by SB 564 effective Jan 1, 2024, sets $105 + $75 = $180",
    "source_url": "https://civil.lasd.org/Forms/Eviction.aspx",
    "source_kind": "official",
    "scope": "LA County Sheriff",
    "secondary_url": "https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240SB564",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": true,
     "text": "All City of LA renters need a legal reason to be evicted: RSO units always, other units under the Just Cause Ordinance after the first lease or 6 months, whichever comes first",
     "source_url": "https://housing.lacity.gov/wp-content/uploads/2023/06/LA-Renter-protections-Notification.pdf",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "rent_control": {
     "value": true,
     "text": "Rent Stabilization Ordinance (RSO): allowable increase 3% for 7/1/2026-6/30/2027, once every 12 months. Non-RSO units over 15 years old fall under state AB 1482 (8.7% max for 8/1/2026-7/31/2027)",
     "source_url": "https://housing.lacity.gov/wp-content/uploads/2023/06/LA-Renter-protections-Notification.pdf",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "right_to_counsel": {
     "value": true,
     "text": "Right to Counsel Program Ordinance 188,681 (effective Aug 20, 2025): free lawyers for tenants in covered ZIP codes at or below 80% of AMI who apply within 30 days of the eviction complaint, subject to funding. Landlords must attach a Notice of Right to Counsel to every eviction notice",
     "source_url": "https://housing.lacity.gov/rtc",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "seasonal": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": true,
     "text": "No-fault evictions require relocation assistance: $11,000-$14,400 for eligible tenants and $23,150-$27,400 for qualified (senior, disabled or low-income) tenants, July 2026-June 2027 rates. This doesn't apply to nonpayment evictions",
     "source_url": "https://housing.lacity.gov/wp-content/uploads/2023/06/LA-Renter-protections-Notification.pdf",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "Nonpayment threshold: a landlord can't evict for unpaid rent unless the tenant owes more than one month's Fair Market Rent. For Oct 1, 2026-Sep 30, 2027 that is $2,151 (studio), $2,402 (1 bedroom), $2,964 (2 bedrooms), $3,760 (3 bedrooms) and $4,208 (4 bedrooms)",
     "source_url": "https://housing.lacity.gov/wp-content/uploads/2023/06/LA-Renter-protections-Notification.pdf",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Every written notice terminating a tenancy, including a 3-day pay-or-quit, must be filed with LAHD within 3 business days of serving it (LAMC 151.09.C.9, 165.05.B.5). If it isn't, the tenant has a defense",
     "source_url": "https://housing.lacity.gov/wp-content/uploads/2023/06/LA-Renter-protections-Notification.pdf",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 1958,
    "moe": 21,
    "geo": "1600000US0644000",
    "metro_value": 2114,
    "metro_moe": 13,
    "metro_geo": "310M700US31080",
    "metro_name": "Los Angeles-Long Beach-Anaheim metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat"
   },
   "score": {
    "total": 44,
    "timeline_pts": 22.9,
    "cure_pts": 14,
    "protection_pts": 7,
    "state_total": 49,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "court_wait"
   ]
  },
  {
   "slug": "san-francisco",
   "name": "San Francisco",
   "state": "CA",
   "state_name": "California",
   "state_slug": "california",
   "court": "San Francisco Superior Court (unlawful detainer)",
   "area": null,
   "last_checked": "2026-10-17",
   "notice": {
    "value": 5,
    "text": "3 days to pay or quit, excluding weekends and court holidays (Cal. Civ. Proc. Code § 1161(2))",
    "source_url": "https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CCP&sectionNum=1161",
    "source_kind": "official",
    "secondary_url": "https://www.nolo.com/legal-encyclopedia/state-laws-on-termination-for-nonpayment-of-rent.html",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": 14,
    "text": "10 court days after personal service to respond",
    "source_url": "https://www.selfhelp.courts.ca.gov/eviction-tenant/summons-complaint",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": [
     6,
     21
    ],
    "text": "Sheriff serves a 5-day notice to vacate after the writ of possession, then locks out",
    "source_url": "https://www.selfhelp.courts.ca.gov/eviction-landlord/after-trial",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 30,
    "text": "30 days after notice of entry of judgment (max 90 days) to appeal a limited civil eviction (Cal. Rules of Court 8.822); an appeal does not automatically stop the eviction (CCP § 1176)",
    "source_url": "https://courts.ca.gov/cms/rules/index/eight/rule8_822",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 4.5,
    "typical_weeks": 8.5,
    "high_weeks": 17.5,
    "steps_days": {
     "notice": 5,
     "filing_to_judgment": [
      21,
      40,
      75
     ],
     "judgment_to_lockout": [
      6,
      21
     ]
    },
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": false,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "notice",
    "text": "Can pay in full during the notice period",
    "source_url": "https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CCP&sectionNum=1161",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      240,
      385
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      30,
      77
     ],
     "is_default": true
    },
    "lockout_fee": {
     "range": [
      180,
      180
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     240,
     385
    ],
    "text": "$240 for claims up to $10,000; $385 for $10,000-$25,000 (statewide civil fee schedule)",
    "source_url": "https://courts.ca.gov/sites/default/files/courts/default/2024-12/statewidecivilfeeschedule-20140101.pdf",
    "source_kind": "official",
    "scope": "statewide",
    "status": "sourced"
   },
   "service_fee": {
    "value": null,
    "text": null,
    "source_url": null,
    "source_kind": null,
    "status": "unverified"
   },
   "lockout_fee": {
    "value": [
     180,
     180
    ],
    "text": "Sheriff writ of possession for real property: $105 to serve/post plus $75 to remove occupants, set by state statute (Gov. Code 26733.5, as amended by SB 564, effective 2024). The SF Sheriff's older page lists $145 and the current schedule did not load for us",
    "source_url": "https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=202320240SB564",
    "source_kind": "official",
    "scope": "statewide sheriff fee (Gov. Code 26733.5)",
    "secondary_url": "https://sfsheriff.com/services/civil-processes/evictions/learn-about-evictions",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": true,
     "text": "Rent Ordinance Sec. 37.9: the landlord needs one of the listed just causes, and it must be the dominant motive. Nonpayment is a just cause",
     "source_url": "https://www.sf.gov/information--overview-just-cause-evictions",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "rent_control": {
     "value": true,
     "text": "Rent Ordinance: covered units can be raised 1.6% for Mar 1, 2026-Feb 28, 2027, once every 12 months. Newer construction and some single-family homes/condos are exempt from the increase limit",
     "source_url": "https://www.sf.gov/learn-about-rent-increases-san-francisco",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "right_to_counsel": {
     "value": true,
     "text": "Prop F (No Eviction Without Representation Act, 2018): full-scope legal representation for tenants facing eviction, available 30 days after an eviction notice or on service of the complaint",
     "source_url": "https://sfmohcd.org/sites/default/files/5.%20Tenant%20Right%20to%20Counsel.pdf",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "seasonal": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": true,
     "text": "No-fault evictions (Sec. 37.9C): $8,245 per tenant, max $24,733 per unit, plus $5,497 for each senior, disabled tenant or household with children (notices served Mar 1, 2026-Feb 28, 2027). This doesn't apply to nonpayment evictions",
     "source_url": "https://www.sf.gov/reports--current-rates-including-rent-increase-relocation-sec-deposit",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "Copies of notices to vacate must be filed with the Rent Board within 10 days of service, except 3-day notices to pay rent or quit (Sec. 37.9)",
     "source_url": "https://www.sf.gov/information--sec-379-evictions",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 2448,
    "moe": 59,
    "geo": "1600000US0667000",
    "metro_value": 2435,
    "metro_moe": 26,
    "metro_geo": "310M700US41860",
    "metro_name": "San Francisco-Oakland-Fremont metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat"
   },
   "score": {
    "total": 44,
    "timeline_pts": 22.9,
    "cure_pts": 14,
    "protection_pts": 7,
    "state_total": 49,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "service_fee",
    "court_wait"
   ]
  },
  {
   "slug": "chicago",
   "name": "Chicago",
   "state": "IL",
   "state_name": "Illinois",
   "state_slug": "illinois",
   "court": "Circuit Court of Cook County (eviction), enforced by the Cook County Sheriff",
   "area": "Cook County",
   "last_checked": "2026-10-17",
   "notice": {
    "value": 5,
    "text": "5 days to pay or move (735 ILCS 5/9-209)",
    "source_url": "https://www.ilga.gov/Documents/legislation/ilcs/documents/073500050K9-209.htm",
    "source_kind": "official",
    "secondary_url": "https://www.nolo.com/legal-encyclopedia/state-laws-on-termination-for-nonpayment-of-rent.html",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": 7,
    "text": "Summons must be served at least 7 days before the court date; tenant appears on that date",
    "source_url": "https://ilcourtsaudio.blob.core.windows.net/antilles-resources/resources/0654528b-77e3-4e16-831f-bdbd9c6dfb88/EVC_HowtoFileandPresentanEvictionCase.pdf",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": null,
    "text": "Tenant must leave by the date in the eviction order; the sheriff enforces it",
    "source_url": "https://www.cookcountycourtil.gov/case-type/evictions-forcible-entry-detainer",
    "source_kind": "official",
    "status": "sourced-text-only",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 30,
    "text": "30 days to file a notice of appeal; the eviction is stayed only with a court-approved bond (Ill. S. Ct. Rule 305)",
    "source_url": "https://www.illinoiscourts.gov/Resources/7fd0028f-eb63-4c4b-a105-4125c637c450/NoA_Instructions.pdf",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 3.5,
    "typical_weeks": 6.0,
    "high_weeks": 14.5,
    "steps_days": {
     "notice": 5,
     "filing_to_judgment": [
      14,
      28,
      60
     ],
     "judgment_to_lockout": [
      5,
      14
     ]
    },
    "post_judgment_is_default": true,
    "post_judgment_max_is_default": false,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "extended",
    "text": "Under Chicago's RLTO, the tenant has a one-time right to cure: paying all rent owed plus the landlord's filing and service costs (not attorney's fees) at any time before the order of possession gets the case dismissed",
    "source_url": "https://codelibrary.amlegal.com/codes/chicago/latest/chicago_il/0-0-0-2639236",
    "secondary_url": "https://www.chicago.gov/city/en/depts/doh/provdrs/renters/svcs/know-your-rights--fair-notice-ordinance.html",
    "status": "sourced"
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      287,
      388
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      60,
      95
     ],
     "is_default": false
    },
    "lockout_fee": {
     "range": [
      65,
      95
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     287,
     388
    ],
    "text": "Cook County Circuit Court: eviction for possession only $287; joint action (possession + rent) $379-$388 depending on the amount claimed",
    "source_url": "https://services.cookcountyclerkofcourt.org/forms/Forms/pdf_files/CCG0603.pdf",
    "source_kind": "official",
    "scope": "Cook County",
    "status": "sourced"
   },
   "service_fee": {
    "value": [
     60,
     95
    ],
    "text": "Cook County Sheriff service: $60 e-filed, $95 in person",
    "source_url": "https://cookcountysheriffil.gov/evictions/eviction-procedure-defendants-guide/",
    "source_kind": "official",
    "scope": "Cook County Sheriff",
    "status": "sourced"
   },
   "lockout_fee": {
    "value": [
     65,
     95
    ],
    "text": "Cook County Sheriff eviction filing: $65 e-filed, $95 in person at the Daley Center; the same fee applies again to reschedule",
    "source_url": "https://cookcountysheriffil.gov/evictions/eviction-procedure-plaintiffs-guide/",
    "source_kind": "official",
    "scope": "Cook County Sheriff",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": false,
     "text": "None in the RLTO (Chicago Municipal Code ch. 5-12); a broader renter-protection ordinance was still pending in City Council in Sept 2026",
     "source_url": "https://codelibrary.amlegal.com/codes/chicago/latest/chicago_il/0-0-0-2639236",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "rent_control": {
     "value": false,
     "text": "None found in the city sources we checked",
     "source_url": null,
     "source_kind": "official",
     "status": "checked-none",
     "level": "city"
    },
    "right_to_counsel": {
     "value": false,
     "text": "Not a legal right yet: Chicago runs a Right to Counsel program giving full representation to eligible tenants, building on Cook County's Early Resolution Program (free legal advice and mediation in eviction court)",
     "source_url": "https://www.chicago.gov/city/en/depts/doh/provdrs/renters/svcs/right-to-counsel.html",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "seasonal": {
     "value": true,
     "text": "The Sheriff cancels evictions in extreme weather by court order (Cook County Circuit Court General Order 13-07 cited on the Sheriff's page)",
     "source_url": "https://cookcountysheriffil.gov/evictions/eviction-procedure-plaintiffs-guide/",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": false,
     "text": "None found in the city and state sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "RLTO late fee cap: $10/month on the first $500 of rent plus 5% of rent above $500 (5-12-140(h))",
     "source_url": "https://codelibrary.amlegal.com/codes/chicago/latest/chicago_il/0-0-0-2639236",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Fair Notice: ending or not renewing a lease, or raising rent, needs 30/60/120 days' notice depending on how long the tenant has lived there; this doesn't apply once a nonpayment eviction has begun (5-12-130(j))",
     "source_url": "https://www.chicago.gov/city/en/depts/doh/provdrs/renters/svcs/know-your-rights--fair-notice-ordinance.html",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Only the Cook County Sheriff may carry out an eviction; evictions are scheduled in filing order, and the landlord or a representative must be on site",
     "source_url": "https://cookcountysheriffil.gov/evictions/eviction-procedure-plaintiffs-guide/",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 1486,
    "moe": 24,
    "geo": "1600000US1714000",
    "metro_value": 1469,
    "metro_moe": 13,
    "metro_geo": "310M700US16980",
    "metro_name": "Chicago-Naperville-Elgin metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat",
    "county_value": 1475,
    "county_moe": 16,
    "county_geo": "0500000US17031"
   },
   "score": {
    "total": 67,
    "timeline_pts": 33.3,
    "cure_pts": 7,
    "protection_pts": 27,
    "state_total": 77,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "court_wait",
    "state:post_judgment_days"
   ]
  },
  {
   "slug": "washington-dc",
   "name": "Washington, DC",
   "state": "DC",
   "state_name": "District of Columbia",
   "state_slug": "district-of-columbia",
   "court": "DC Superior Court, Landlord and Tenant Branch (U.S. Marshals enforce)",
   "area": null,
   "last_checked": "2026-10-17",
   "notice": {
    "value": 30,
    "text": "30-day written notice of intent to file; can't file unless at least $600 is owed (D.C. Code § 42-3505.01)",
    "source_url": "https://code.dccouncil.gov/us/dc/council/code/sections/42-3505.01/",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": null,
    "text": "Initial hearing is scheduled at least 35 days after filing",
    "source_url": "https://www.dccourts.gov/sites/default/files/matters-docs/Case-Management-Plan-Landlord-and-Tenant-Branch.pdf",
    "source_kind": "official",
    "status": "sourced-text-only",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": [
     23,
     45
    ],
    "text": "Wait 48 hours after judgment to file the writ; tenant must get at least 21 days' notice of the eviction date",
    "source_url": "https://code.dccouncil.gov/us/dc/council/laws/22-245",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 30,
    "text": "30 days to appeal to the D.C. Court of Appeals; a stay requires a motion and may require a bond",
    "source_url": "https://www.dccourts.gov/sites/default/files/matters-docs/LTFastTrackHandout.pdf",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 12.5,
    "typical_weeks": 16.5,
    "high_weeks": 26.5,
    "steps_days": {
     "notice": 30,
     "filing_to_judgment": [
      35,
      50,
      90
     ],
     "judgment_to_lockout": [
      23,
      45
     ]
    },
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": false,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "notice",
    "text": "Can pay in full during the notice period",
    "source_url": "https://code.dccouncil.gov/us/dc/council/code/sections/42-3505.01/",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      15,
      15
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      30,
      77
     ],
     "is_default": true
    },
    "lockout_fee": {
     "range": [
      213,
      213
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     15,
     15
    ],
    "text": "Landlord and Tenant complaint filing fee $15",
    "source_url": "https://www.dccourts.gov/superior-court/superior-court-divisions/civil-division/landlord-and-tenant",
    "source_kind": "official",
    "scope": "DC Superior Court",
    "status": "sourced"
   },
   "service_fee": {
    "value": null,
    "text": "Any adult non-party can serve (L&T Rule 4); private process server prices aren't regulated. The court lets the winning landlord recover at most $10 per defendant for special process server costs (L&T Rule 15)",
    "source_url": "https://www.dccourts.gov/sites/default/files/rules-superior-court/L%20%26%20T%20Rule%2015%20Fees%20and%20Costs.pdf",
    "source_kind": "official",
    "status": "sourced-text-only"
   },
   "lockout_fee": {
    "value": [
     213,
     213
    ],
    "text": "Writ of restitution $213 ($10 court fee + $195 U.S. Marshal fee + $8 U.S. Marshal administrative fee); an alias writ is $18",
    "source_url": "https://www.dccourts.gov/superior-court/superior-court-divisions/civil-division/additional-civil-resources/civil-filing-fees",
    "source_kind": "official",
    "scope": "DC Superior Court",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": true,
     "text": "Evictions only for the reasons listed in D.C. Code 42-3505.01",
     "source_url": "https://code.dccouncil.gov/us/dc/council/code/sections/42-3505.01/",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "rent_control": {
     "value": true,
     "text": "Rental Housing Act of 1985 (\"rent control\"): applies unless exempt. Exemptions include buildings built after 1975, units owned by a natural person with no more than 4 rental units, and subsidized units",
     "source_url": "https://dhcd.dc.gov/sites/default/files/dc/sites/dhcd/service_content/attachments/Rent%20Control%20Fact%20Sheet%20-%20August%202024.pdf",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "right_to_counsel": {
     "value": false,
     "text": "Not a universal legal right: the Housing Right to Counsel Project (led by Legal Aid DC) provides free lawyers to eligible low-income tenants",
     "source_url": "https://www.legalaiddc.org/housing-right-counsel-project-helping-residents-maintain-safe-affordable-housing",
     "source_kind": "secondary",
     "status": "secondary",
     "level": "city"
    },
    "seasonal": {
     "value": true,
     "text": "No evictions when rain, below 32°F or above 95°F is forecast (D.C. Code 42-3505.01)",
     "source_url": "https://code.dccouncil.gov/us/dc/council/code/sections/42-3505.01/",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": false,
     "text": "None found in the city and state sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "Initial hearings are scheduled at least 35 calendar days after filing; proof of service is due 14 days before the hearing",
     "source_url": "https://www.dccourts.gov/sites/default/files/matters-docs/Case-Management-Plan-Landlord-and-Tenant-Branch.pdf",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 1931,
    "moe": 43,
    "geo": "1600000US1150000",
    "metro_value": 2037,
    "metro_moe": 21,
    "metro_geo": "310M700US47900",
    "metro_name": "Washington-Arlington-Alexandria metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat"
   },
   "score": {
    "total": 23,
    "timeline_pts": 0,
    "cure_pts": 14,
    "protection_pts": 9,
    "state_total": 23,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "service_fee",
    "court_wait"
   ]
  },
  {
   "slug": "houston",
   "name": "Houston",
   "state": "TX",
   "state_name": "Texas",
   "state_slug": "texas",
   "court": "Harris County Justice of the Peace Courts (eviction); Harris County constables serve and enforce",
   "area": "Harris County",
   "last_checked": "2026-10-18",
   "notice": {
    "value": 3,
    "text": "3 days' notice to vacate (or to pay or vacate for first-time late payers) unless the lease says otherwise (Tex. Prop. Code § 24.005)",
    "source_url": "https://statutes.capitol.texas.gov/GetStatute.aspx?Code=PR&Value=24.0051",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": null,
    "text": "No written answer usually required; hearing 10-21 days after filing",
    "source_url": "https://guides.sll.texas.gov/landlord-tenant-law/eviction-process",
    "source_kind": "official",
    "status": "sourced-text-only",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": [
     7,
     14
    ],
    "text": "Writ of possession no sooner than the 6th day after judgment; 24-hour warning before execution",
    "source_url": "https://www.sll.texas.gov/faqs/eviction-process/",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 5,
    "text": "5 days to appeal; tenant must pay rent into the court registry to stay",
    "source_url": "https://www.tarrantcountytx.gov/en/justice-of-the-peace-courts/justice-1/civil-cases/appeal-information/eviction-appeals.html",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 3.0,
    "typical_weeks": 4.0,
    "high_weeks": 8.5,
    "steps_days": {
     "notice": 3,
     "filing_to_judgment": [
      10,
      14,
      21
     ],
     "judgment_to_lockout": [
      7,
      14
     ]
    },
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": false,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "partial",
    "text": "First-time late payers get a pay-or-vacate notice; repeat late payers can get a plain notice to vacate",
    "source_url": "https://statutes.capitol.texas.gov/GetStatute.aspx?Code=PR&Value=24.0051",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      54,
      54
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      85,
      85
     ],
     "is_default": false
    },
    "lockout_fee": {
     "range": [
      160,
      160
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     54,
     54
    ],
    "text": "Harris County Justice Courts: $33 local + $21 state consolidated civil fee for an eviction petition; the court's posted $139 total adds $85 constable service per defendant",
    "source_url": "https://www.jp.hctx.net/files/Harris%20County%20Justice%20Courts%20Civil%20Filing%20Fees%20and%20Court%20Costs.pdf",
    "source_kind": "official",
    "scope": "Harris County Justice Courts",
    "status": "sourced"
   },
   "service_fee": {
    "value": [
     85,
     85
    ],
    "text": "Harris County constable service of an eviction (forcible) citation $85 per defendant; expedited service adds $85",
    "source_url": "https://www.harriscountytx.gov/government/law-enforcement/constable-fees/in-harris-county-fees",
    "source_kind": "official",
    "scope": "Harris County constables",
    "secondary_url": "https://www.jp.hctx.net/files/Harris%20County%20Justice%20Courts%20Civil%20Filing%20Fees%20and%20Court%20Costs.pdf",
    "status": "sourced"
   },
   "lockout_fee": {
    "value": [
     160,
     160
    ],
    "text": "Writ of possession $160: $5 court writ fee + $155 constable fee; constables add $75 per deputy-hour after two hours",
    "source_url": "https://www.jp.hctx.net/files/Harris%20County%20Justice%20Courts%20Civil%20Filing%20Fees%20and%20Court%20Costs.pdf",
    "source_kind": "official",
    "scope": "Harris County",
    "secondary_url": "https://www.harriscountytx.gov/government/law-enforcement/constable-fees/in-harris-county-fees",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "rent_control": {
     "value": false,
     "text": "Texas cities can't adopt rent control unless the governor approves it during a disaster-related housing emergency (Tex. Loc. Gov't Code § 214.902)",
     "source_url": "https://law.justia.com/codes/texas/local-government-code/title-7/subtitle-a/chapter-214/subchapter-z/section-214-902/",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "right_to_counsel": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "seasonal": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": false,
     "text": "None found in the city and state sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "File in the Justice of the Peace precinct where the rental property is located; Harris County's fee schedule covers service by Harris County constables only",
     "source_url": "https://www.jp.hctx.net/evictions/faq.htm",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Since Jan 1, 2026 (SB 38), constables must try to serve the eviction citation within 3 business days and execute a writ of possession within 3 business days; if they don't, the landlord may use another qualified law-enforcement officer",
     "source_url": "https://capitol.texas.gov/tlodocs/89R/analysis/pdf/SB00038F.pdf",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Summary disposition (new Rule 510.10, effective Jan 1, 2026): with a sworn petition the landlord can ask for judgment without a trial; the tenant has 4 days after service to respond, and the judge holds a trial only if facts are genuinely disputed",
     "source_url": "https://txcourts.gov/media/1461640/259096.pdf",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "The writ of possession can't issue before the 6th day after judgment and must issue within 60 days (90 for good cause); it can't be executed after day 90 (Rule 510)",
     "source_url": "https://txcourts.gov/media/1461640/259096.pdf",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 1408,
    "moe": 17,
    "geo": "1600000US4835000",
    "metro_value": 1469,
    "metro_moe": 15,
    "metro_geo": "310M700US26420",
    "metro_name": "Houston-Pasadena-The Woodlands metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat",
    "county_value": 1444,
    "county_moe": 15,
    "county_geo": "0500000US48201"
   },
   "score": {
    "total": 89,
    "timeline_pts": 41.7,
    "cure_pts": 17,
    "protection_pts": 30,
    "state_total": 89,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "court_wait"
   ]
  },
  {
   "slug": "dallas",
   "name": "Dallas",
   "state": "TX",
   "state_name": "Texas",
   "state_slug": "texas",
   "court": "Dallas County Justice of the Peace Courts (eviction); Dallas County constables serve and enforce",
   "area": "Dallas County",
   "last_checked": "2026-10-18",
   "notice": {
    "value": 3,
    "text": "3 days' notice to vacate (or to pay or vacate for first-time late payers) unless the lease says otherwise (Tex. Prop. Code § 24.005)",
    "source_url": "https://statutes.capitol.texas.gov/GetStatute.aspx?Code=PR&Value=24.0051",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": null,
    "text": "No written answer usually required; hearing 10-21 days after filing",
    "source_url": "https://guides.sll.texas.gov/landlord-tenant-law/eviction-process",
    "source_kind": "official",
    "status": "sourced-text-only",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": [
     7,
     14
    ],
    "text": "Writ of possession no sooner than the 6th day after judgment; 24-hour warning before execution",
    "source_url": "https://www.sll.texas.gov/faqs/eviction-process/",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 5,
    "text": "5 days to appeal; tenant must pay rent into the court registry to stay",
    "source_url": "https://www.tarrantcountytx.gov/en/justice-of-the-peace-courts/justice-1/civil-cases/appeal-information/eviction-appeals.html",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 3.0,
    "typical_weeks": 4.0,
    "high_weeks": 8.5,
    "steps_days": {
     "notice": 3,
     "filing_to_judgment": [
      10,
      14,
      21
     ],
     "judgment_to_lockout": [
      7,
      14
     ]
    },
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": false,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "partial",
    "text": "First-time late payers get a pay-or-vacate notice; repeat late payers can get a plain notice to vacate",
    "source_url": "https://statutes.capitol.texas.gov/GetStatute.aspx?Code=PR&Value=24.0051",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      54,
      54
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      80,
      80
     ],
     "is_default": false
    },
    "lockout_fee": {
     "range": [
      405,
      405
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     54,
     54
    ],
    "text": "Dallas County JP courts charge $134 to file an eviction with service on one defendant: the $54 filing fee plus $80 constable service (2026 schedule)",
    "source_url": "https://www.dallascounty.org/government/jpcourts/3-1/filing-fee-information.php",
    "source_kind": "official",
    "scope": "Dallas County Justice Courts",
    "secondary_url": "https://www.dallascounty.org/Assets/uploads/docs/jpcourts/3-1/evictions/2026-Eviction-Fees.pdf",
    "status": "sourced"
   },
   "service_fee": {
    "value": [
     80,
     80
    ],
    "text": "Dallas County constable service of an eviction (forcible entry and detainer) citation $80; $80 per extra defendant (effective Jan 1, 2026)",
    "source_url": "https://www.dallascounty.org/departments/constable/precinct3/services-and-fee-schedule.php",
    "source_kind": "official",
    "scope": "Dallas County constables",
    "status": "sourced"
   },
   "lockout_fee": {
    "value": [
     405,
     405
    ],
    "text": "Writ of possession $405: $5 court fee + $400 constable service; constables add $50 per deputy-hour after two hours (2026 schedules)",
    "source_url": "https://www.dallascounty.org/government/jpcourts/3-1/filing-fee-information.php",
    "source_kind": "official",
    "scope": "Dallas County",
    "secondary_url": "https://www.dallascounty.org/departments/constable/precinct3/services-and-fee-schedule.php",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "rent_control": {
     "value": false,
     "text": "Texas cities can't adopt rent control unless the governor approves it during a disaster-related housing emergency (Tex. Loc. Gov't Code § 214.902)",
     "source_url": "https://law.justia.com/codes/texas/local-government-code/title-7/subtitle-a/chapter-214/subchapter-z/section-214-902/",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "right_to_counsel": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "seasonal": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": false,
     "text": "None found in the city and state sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "No city pre-notice anymore: Dallas repealed its 2022 'notice of proposed eviction' ordinance (Ord. 32346) on Sept 10, 2025 (Ord. 33224)",
     "source_url": "https://files.amlegal.com/pdffiles/Dallas/33224.pdf",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Since Jan 1, 2026 (SB 38), constables must try to serve the eviction citation within 3 business days and execute a writ of possession within 3 business days; if they don't, the landlord may use another qualified law-enforcement officer",
     "source_url": "https://capitol.texas.gov/tlodocs/89R/analysis/pdf/SB00038F.pdf",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Summary disposition (new Rule 510.10, effective Jan 1, 2026): with a sworn petition the landlord can ask for judgment without a trial; the tenant has 4 days after service to respond, and the judge holds a trial only if facts are genuinely disputed",
     "source_url": "https://txcourts.gov/media/1461640/259096.pdf",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "The writ of possession can't issue before the 6th day after judgment and must issue within 60 days (90 for good cause); it can't be executed after day 90 (Rule 510)",
     "source_url": "https://txcourts.gov/media/1461640/259096.pdf",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 1599,
    "moe": 34,
    "geo": "1600000US4819000",
    "metro_value": 1718,
    "metro_moe": 13,
    "metro_geo": "310M700US19100",
    "metro_name": "Dallas-Fort Worth-Arlington metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat",
    "county_value": 1668,
    "county_moe": 20,
    "county_geo": "0500000US48113"
   },
   "score": {
    "total": 89,
    "timeline_pts": 41.7,
    "cure_pts": 17,
    "protection_pts": 30,
    "state_total": 89,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "court_wait"
   ]
  },
  {
   "slug": "atlanta",
   "name": "Atlanta",
   "state": "GA",
   "state_name": "Georgia",
   "state_slug": "georgia",
   "court": "Magistrate Court of Fulton County (dispossessory); Fulton County Marshal enforces. Atlanta addresses in DeKalb County file in DeKalb Magistrate Court",
   "area": "Fulton County",
   "last_checked": "2026-10-18",
   "notice": {
    "value": 4,
    "text": "3 business days (about 4 calendar days) to pay all past-due rent, late fees, utilities and other charges or move out; the notice must be posted in a sealed envelope on the door (O.C.G.A. § 44-7-50(c)-(d), leases entered into or renewed on or after July 1, 2024)",
    "source_url": "https://law.justia.com/codes/georgia/title-44/chapter-7/article-3/section-44-7-50/",
    "source_kind": "official",
    "secondary_url": "https://www.nolo.com/legal-encyclopedia/state-laws-on-termination-for-nonpayment-of-rent.html",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": 7,
    "text": "7 days after service to answer; if no answer, landlord can request the writ on day 8",
    "source_url": "https://law.justia.com/codes/georgia/title-44/chapter-7/article-3/section-44-7-51/",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": [
     7,
     null
    ],
    "text": "Writ of possession takes effect 7 days after judgment; the landlord must apply within 30 days (O.C.G.A. § 44-7-55). The sheriff/marshal's scheduling time is not set by statute",
    "source_url": "https://law.justia.com/codes/georgia/title-44/chapter-7/article-3/section-44-7-55/",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 7,
    "text": "7 days to appeal; to stay in the unit the tenant must pay the judgment and ongoing rent into the court registry",
    "source_url": "https://law.justia.com/codes/georgia/title-44/chapter-7/article-3/section-44-7-56/",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 2.5,
    "typical_weeks": 4.0,
    "high_weeks": 10.0,
    "steps_days": {
     "notice": 4,
     "filing_to_judgment": [
      8,
      14,
      30
     ],
     "judgment_to_lockout": [
      7,
      14
     ]
    },
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": true,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "extended",
    "text": "Tenant may tender rent and costs after the case is filed (limits apply)",
    "source_url": "https://law.justia.com/codes/georgia/title-44/chapter-7/article-3/section-44-7-50/",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      60,
      60
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      35,
      35
     ],
     "is_default": false
    },
    "lockout_fee": {
     "range": [
      75,
      75
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     60,
     60
    ],
    "text": "Fulton County Magistrate Court dispossessory filing $60 (plus $35 marshal service and $8 per extra defendant)",
    "source_url": "https://www.magistratefulton.org/156/Filing-Fees",
    "source_kind": "official",
    "scope": "Fulton County Magistrate Court",
    "status": "sourced"
   },
   "service_fee": {
    "value": [
     35,
     35
    ],
    "text": "Fulton County marshal service of the dispossessory $35; $8 per extra defendant",
    "source_url": "https://www.magistratefulton.org/156/Filing-Fees",
    "source_kind": "official",
    "scope": "Fulton County Marshal",
    "status": "sourced"
   },
   "lockout_fee": {
    "value": [
     75,
     75
    ],
    "text": "Writ of possession / eviction $75 (Fulton County Magistrate Court); the landlord must arrange removal of the tenant's belongings",
    "source_url": "https://www.magistratefulton.org/DocumentCenter/View/8759/Dispossessory-Checklist",
    "source_kind": "official",
    "scope": "Fulton County",
    "secondary_url": "https://www.magistratefulton.org/156/Filing-Fees",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "rent_control": {
     "value": false,
     "text": "Georgia bars counties and cities from regulating private rents (O.C.G.A. § 44-7-19)",
     "source_url": "https://law.justia.com/codes/georgia/title-44/chapter-7/article-1/section-44-7-19/",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "right_to_counsel": {
     "value": false,
     "text": "Not a legal right: the City funds the Atlanta Volunteer Lawyers Foundation's Access to Legal Counsel eviction-defense program for eligible residents (Resolution 25-R-3223, adopted Apr 21, 2025)",
     "source_url": "https://atlantacityga.iqm2.com/Citizens/Detail_LegiFile.aspx?CssClass=&Frame=&ID=37524&MediaPosition=&MeetingID=4081",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "seasonal": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": false,
     "text": "None found in the city and state sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "Writ application: wait the 7-day answer/appeal period, apply within 60 days of the judgment, and bring an Affidavit of Non-Military Service if the tenant didn't answer; the Marshal's office then calls to schedule the eviction",
     "source_url": "https://www.magistratefulton.org/DocumentCenter/View/8759/Dispossessory-Checklist",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "The 3-business-day notice to pay or vacate must be posted in a sealed envelope on the door, plus any delivery method the lease adds (O.C.G.A. § 44-7-50(d))",
     "source_url": "https://law.justia.com/codes/georgia/title-44/chapter-7/article-3/section-44-7-50/",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 1765,
    "moe": 41,
    "geo": "1600000US1304000",
    "metro_value": 1770,
    "metro_moe": 16,
    "metro_geo": "310M700US12060",
    "metro_name": "Atlanta-Sandy Springs-Roswell metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat",
    "county_value": 1810,
    "county_moe": 29,
    "county_geo": "0500000US13121"
   },
   "score": {
    "total": 79,
    "timeline_pts": 41.7,
    "cure_pts": 7,
    "protection_pts": 30,
    "state_total": 79,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "court_wait",
    "state:post_judgment_max"
   ]
  },
  {
   "slug": "phoenix",
   "name": "Phoenix",
   "state": "AZ",
   "state_name": "Arizona",
   "state_slug": "arizona",
   "court": "Maricopa County Justice Courts (eviction); constables enforce writs",
   "area": "Maricopa County",
   "last_checked": "2026-10-18",
   "notice": {
    "value": 5,
    "text": "5 days to pay or move (Ariz. Rev. Stat. § 33-1368)",
    "source_url": "https://www.azleg.gov/ars/33/01368.htm",
    "source_kind": "official",
    "secondary_url": "https://www.nolo.com/legal-encyclopedia/state-laws-on-termination-for-nonpayment-of-rent.html",
    "status": "sourced",
    "inherited_from_state": true
   },
   "answer": {
    "value": 3,
    "text": "Trial is set 3 to 6 days after filing (up to 3-day postponement for good cause); tenant answers at trial",
    "source_url": "https://www.azleg.gov/ars/33/01377.htm",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "post_judgment": {
    "value": [
     5,
     10
    ],
    "text": "No writ of restitution until 5 calendar days after judgment",
    "source_url": "https://www.azleg.gov/ars/12/01178.htm",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "appeal": {
    "value": 5,
    "text": "5 calendar days to appeal; a supersedeas bond is required to stay the eviction",
    "source_url": "https://www.azcourts.gov/legalinfohub/Legal-Info-Sheets/Landlord/Tenant-Disputes-amp-Eviction/After-an-Eviction-Judgment",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": true
   },
   "timeline": {
    "low_weeks": 2.0,
    "typical_weeks": 2.5,
    "high_weeks": 7.0,
    "steps_days": {
     "notice": 5,
     "filing_to_judgment": [
      3,
      6,
      14
     ],
     "judgment_to_lockout": [
      5,
      10
     ]
    },
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": false,
    "method": "EvictionMath model: notice period + filing-to-judgment window + judgment-to-lockout window from the sourced rules; high case adds 21 days for a contested case. Not a court statistic.",
    "inherited_from_state": true
   },
   "right_to_cure": {
    "level": "extended",
    "text": "Before filing, paying all past-due rent and the lease's reasonable late fee reinstates the lease; after the case is filed, the tenant must also pay attorney fees and court costs, any time before judgment (A.R.S. § 33-1368(B))",
    "source_url": "https://www.azleg.gov/ars/33/01368.htm",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      69,
      69
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      40,
      40
     ],
     "is_default": false
    },
    "lockout_fee": {
     "range": [
      125,
      125
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     69,
     69
    ],
    "text": "Eviction complaint and summons $69 (Maricopa County Justice Courts' all-inclusive schedule); the tenant's answer is free",
    "source_url": "https://justicecourts.maricopa.gov/about-us/justice-court-fees",
    "source_kind": "official",
    "scope": "Maricopa County Justice Courts",
    "secondary_url": "https://justicecourts.maricopa.gov/case-types/evictions",
    "status": "sourced"
   },
   "service_fee": {
    "value": [
     40,
     40
    ],
    "text": "Statutory constable/sheriff minimum to serve a summons: $16 per copy + $16 minimum mileage + $8 affidavit of service (A.R.S. § 11-445); longer trips add $2.40/mile and private process servers set their own prices",
    "source_url": "https://www.azleg.gov/ars/11/00445.htm",
    "source_kind": "official",
    "scope": "statewide (A.R.S. § 11-445)",
    "status": "sourced"
   },
   "lockout_fee": {
    "value": [
     125,
     125
    ],
    "text": "Writ of restitution $125, including constable service for the first 6 miles; $2.40 per mile beyond that",
    "source_url": "https://justicecourts.maricopa.gov/about-us/justice-court-fees",
    "source_kind": "official",
    "scope": "Maricopa County Justice Courts",
    "secondary_url": "https://justicecourts.maricopa.gov/case-types/evictions",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "rent_control": {
     "value": false,
     "text": "Arizona preempts city rent control on private housing (A.R.S. § 33-1329)",
     "source_url": "https://www.azleg.gov/ars/33/01329.htm",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "right_to_counsel": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "seasonal": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "mediation": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "relocation": {
     "value": false,
     "text": "None found in the city and state sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "Fast track: the hearing is set 3 to 6 days after filing, and the tenant can still stop the case by paying the full amount in the complaint (rent, late fees, attorney fees and costs) until the judge rules",
     "source_url": "https://justicecourts.maricopa.gov/case-types/evictions",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Phoenix's cooling ordinance (City Code 39-5): rental units with air conditioning must cool to 82°F or below (86°F for evaporative coolers); habitability problems can come up in court",
     "source_url": "https://www.phoenix.gov/content/dam/phoenix/heatsite/documents/6-3-22%20Cooling%20Ordinance%20Flyer%20English%20and%20Spanish_-combined.pdf",
     "source_kind": "official",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "An appeal doesn't automatically stop the writ of restitution; the notice of appeal is due within 5 calendar days and costs $99",
     "source_url": "https://justicecourts.maricopa.gov/case-types/evictions",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 1712,
    "moe": 33,
    "geo": "1600000US0455000",
    "metro_value": 1819,
    "metro_moe": 19,
    "metro_geo": "310M700US38060",
    "metro_name": "Phoenix-Mesa-Chandler metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat",
    "county_value": 1820,
    "county_moe": 19,
    "county_geo": "0500000US04013"
   },
   "score": {
    "total": 85,
    "timeline_pts": 47.9,
    "cure_pts": 7,
    "protection_pts": 30,
    "state_total": 85,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "court_wait"
   ]
  },
  {
   "slug": "philadelphia",
   "name": "Philadelphia",
   "state": "PA",
   "state_name": "Pennsylvania",
   "state_slug": "pennsylvania",
   "court": "Philadelphia Municipal Court, Civil Division (landlord-tenant); the Philadelphia Sheriff serves writs",
   "area": null,
   "last_checked": "2026-10-18",
   "notice": {
    "value": 10,
    "text": "Before filing, the landlord must send a Notice of Diversion Rights, apply to the City's Eviction Diversion Program and take part for 30 days from approval (applications are usually reviewed within 3 business days); filing is allowed on day 31 if unresolved (Phila. Code § 9-811). The state 10-day notice to quit also applies (68 P.S. § 250.501(b)). Our estimate: 31 days if the notice runs during diversion, 34 typical, 44 if it's served after",
    "source_url": "https://www.phila.gov/media/20260212170051/landlord-gateway-eviction-diversion-program-presentation-2026-01-08.pdf",
    "source_kind": "official",
    "secondary_url": "https://www.courts.phila.gov/pdf/municipal/forms/landlord-tenant/landlord-tenant-filing-and-hearing-information.pdf",
    "status": "sourced",
    "inherited_from_state": false
   },
   "answer": {
    "value": null,
    "text": "The court assigns a hearing date, usually 21 to 30 days after filing; there's mediation and a Lawyer of the Day program on the hearing day",
    "source_url": "https://www.phila.gov/media/20240709142405/Navigating-the-Eviction-Process-presentation-20240627.pdf",
    "source_kind": "official",
    "status": "sourced-text-only",
    "inherited_from_state": false
   },
   "post_judgment": {
    "value": [
     21,
     null
    ],
    "text": "10-day appeal period, then the writ of possession; 11 days after it issues the landlord can get the alias writ, the second and final writ before the Sheriff schedules the lockout. The eviction must be finished within 180 days of judgment",
    "source_url": "https://www.phila.gov/media/20240709142405/Navigating-the-Eviction-Process-presentation-20240627.pdf",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": false
   },
   "appeal": {
    "value": 10,
    "text": "10 days to appeal to the Court of Common Pleas; to stay in the home the tenant must post the lesser of three months' rent or the judgment (supersedeas) and keep paying monthly",
    "source_url": "https://www.phila.gov/media/20240709142405/Navigating-the-Eviction-Process-presentation-20240627.pdf",
    "source_kind": "official",
    "status": "sourced",
    "inherited_from_state": false
   },
   "timeline": {
    "low_weeks": 10.5,
    "typical_weeks": 12.0,
    "high_weeks": 17.5,
    "inherited_from_state": false,
    "steps_days": {
     "notice": "31–44",
     "filing_to_judgment": [
      21,
      25,
      30
     ],
     "judgment_to_lockout": [
      21,
      28
     ]
    },
    "notice_label": "Notice to quit + Eviction Diversion Program",
    "basis": "Philadelphia Municipal Court's process, the City's required Eviction Diversion Program and Pennsylvania's 10-day notice",
    "post_judgment_is_default": false,
    "post_judgment_max_is_default": true,
    "method": "EvictionMath model using local court rules: pre-filing period (notice + required diversion) + filing-to-judgment window + judgment-to-lockout window; high case adds 21 days for a contested case. Not a court statistic."
   },
   "right_to_cure": {
    "level": "lockout",
    "text": "In a case based only on unpaid rent, the tenant can stop the eviction at any time before the writ of possession is executed by paying the rent in arrears and costs (68 P.S. § 250.503(c))",
    "source_url": "https://www.legis.state.pa.us/WU01/LI/LI/US/HTM/1951/0/0020.005.000..HTM",
    "status": "sourced",
    "inherited_from_state": true
   },
   "court_costs": {
    "filing_fee": {
     "range": [
      67.75,
      111.75
     ],
     "is_default": false
    },
    "service_fee": {
     "range": [
      27,
      27
     ],
     "is_default": false
    },
    "lockout_fee": {
     "range": [
      351.6,
      646.6
     ],
     "is_default": false
    }
   },
   "filing_fee": {
    "value": [
     67.75,
     111.75
    ],
    "text": "Landlord-tenant complaint, court costs and taxes: $67.75 for claims up to $2,000, $89.75 up to $10,000, $111.75 above; the court's posted totals ($94.75-$138.75) add a $27 service fee. $5.50 per extra tenant who isn't a spouse",
    "source_url": "https://www.courts.phila.gov/pdf/municipal/resources/small-claims/filings-fees.pdf",
    "source_kind": "official",
    "scope": "Philadelphia Municipal Court",
    "status": "sourced"
   },
   "service_fee": {
    "value": [
     27,
     27
    ],
    "text": "Court service fee $27 per Philadelphia address ($45 elsewhere in Pennsylvania)",
    "source_url": "https://www.courts.phila.gov/pdf/municipal/resources/small-claims/filings-fees.pdf",
    "source_kind": "official",
    "scope": "Philadelphia Municipal Court",
    "status": "sourced"
   },
   "lockout_fee": {
    "value": [
     351.6,
     646.6
    ],
    "text": "Writ of possession $6.60 court fee + Sheriff's Municipal Court writ of possession $345 ($300 + $25 mileage + $20 state fee) on the Sheriff's posted schedule. The court's 2024 guide lists $390 for the Sheriff plus $250 for the alias writ, so we show both",
    "source_url": "https://phillysheriff.com/wp-content/uploads/2025/03/Main_Desk_FEE_Schedule.pdf",
    "source_kind": "official",
    "scope": "Philadelphia Sheriff",
    "secondary_url": "https://www.phila.gov/media/20240709142405/Navigating-the-Eviction-Process-presentation-20240627.pdf",
    "status": "sourced"
   },
   "protections": {
    "just_cause": {
     "value": true,
     "text": "Good cause is needed to end or not renew a lease of less than one year (including month-to-month); habitual nonpayment or late payment counts (Phila. Code § 9-804)",
     "source_url": "https://www.phila.gov/departments/fair-housing-commission/tenant-protections/unfair-rental-practices/",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "rent_control": {
     "value": false,
     "text": "None found in the city sources we checked",
     "source_url": null,
     "source_kind": "official",
     "status": "checked-none",
     "level": "city"
    },
    "right_to_counsel": {
     "value": true,
     "text": "Right to Counsel: free lawyers for tenants at or below 200% of the federal poverty level in 10 covered ZIP codes (19121, 19124, 19131, 19132, 19134, 19139, 19141, 19144, 19153, 19154; expanded Apr 28, 2026)",
     "source_url": "https://www.phila.gov/2026-04-29-city-officials-announce-expansion-of-right-to-counsel-for-eligible-tenants-facing-eviction/",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "seasonal": {
     "value": false,
     "text": "None statewide found in the sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "state"
    },
    "mediation": {
     "value": true,
     "text": "Eviction Diversion Program required before filing (Phila. Code § 9-811): Notice of Diversion Rights, application, then a 30-day mediation / financial-assistance period",
     "source_url": "https://www.phila.gov/media/20260212170051/landlord-gateway-eviction-diversion-program-presentation-2026-01-08.pdf",
     "source_kind": "official",
     "status": "sourced",
     "level": "city"
    },
    "relocation": {
     "value": false,
     "text": "None found in the city and state sources we checked",
     "source_url": null,
     "source_kind": null,
     "status": "checked-none",
     "level": "city"
    }
   },
   "local_rules": [
    {
     "value": null,
     "text": "Bring these to file: a current rental (Housing Inspection) license covering every month of rent you claim, the Certificate of Rental Suitability given to the tenant at move-in, a Lead Safe Certificate if it applies, and a copy of the notice to quit",
     "source_url": "https://www.phila.gov/media/20240709142405/Navigating-the-Eviction-Process-presentation-20240627.pdf",
     "source_kind": "official",
     "secondary_url": "https://www.courts.phila.gov/pdf/municipal/forms/landlord-tenant/landlord-tenant-filing-and-hearing-information.pdf",
     "status": "sourced"
    },
    {
     "value": null,
     "text": "Since Aug 12, 2024 new writs of possession go to the Philadelphia Sheriff; the court's Landlord-Tenant Officer no longer takes them",
     "source_url": "https://www.courts.phila.gov/pdf/notices/2024/NTB-MC-Landlord-Tenant-Officer.pdf",
     "source_kind": "official",
     "status": "sourced"
    }
   ],
   "court_wait": {
    "value": null,
    "text": null,
    "source_url": null,
    "status": "unverified"
   },
   "median_rent": {
    "value": 1500,
    "moe": 39,
    "geo": "1600000US4260000",
    "metro_value": 1567,
    "metro_moe": 20,
    "metro_geo": "310M700US37980",
    "metro_name": "Philadelphia-Camden-Wilmington metro",
    "source": "U.S. Census Bureau, 2024 American Community Survey 1-year, table B25064 (median gross rent)",
    "source_url": "https://www2.census.gov/programs-surveys/acs/summary_file/2024/table-based-SF/data/1YRData/acsdt1y2024-b25064.dat"
   },
   "score": {
    "total": 22,
    "timeline_pts": 8.3,
    "cure_pts": 3,
    "protection_pts": 11,
    "state_total": 62,
    "method": "Same formula as the state score, with city and state protections counted together. Relocation rules are shown but not scored."
   },
   "unverified_fields": [
    "post_judgment_max",
    "court_wait"
   ]
  }
 ]
}