The eviction process is never easy, given how long it takes before it's finalized and what landlords have to do after. Losing a tenant can mean losing a key source of income, especially for landlords managing a single-family rental. Knowing what to do after an eviction is crucial to keep your rental property profitable, and this guide helps you with that.

1. Inspecting the Property

Moving forward after the eviction process, landlords must conduct a detailed inspection to document any damages or missing items if your rental unit is furnished. This assessment will be critical when making deductions from the security deposit.

Check whether the tenants left any personal belongings behind and handle them according to state or local law. Indiana landlord-tenant law states that landlords need to hold the leftover belongings for 90 days after providing the eviction notice.

2. Handling Tenant Belongings

During the period of holding the abandoned belongings, landlords are required to send a written notice stating their right to claim their possessions within the given timeframe, along with the consequences of not doing so.

If the tenant fails to pick up their belongings, landlords need to acquire a court order before selling or throwing the items away. It's best to make a detailed list of all their belongings to avoid legal issues down the line. When in doubt, consult a legal aid or a property manager.

3. Cleaning and Repairing the Unit

Once the eviction case is finalized, the tenant vacates the premises, and the landlord has handled the abandoned items, it's time to thoroughly clean the rental unit and make the necessary repairs for the next renter.

Make a list of all the money you spend on repairs for tenant-caused damage, apart from normal wear and tear. Landlords will have 45 days after the eviction process to make deductions from the security deposit, and exceeding this time frame can lead to penalties and court fees.

4. Managing the Security Deposit

Many landlords require tenants to pay a deposit to cover damages beyond wear and tear, unpaid rent, and other costs that the tenant may incur. After the eviction process, landlords are legally obligated to return the full or remaining deposit to the evicted tenant.

If landlords have made deductions from the deposit, they must also provide an itemized list of the costs, along with documentation. If they failed to pay rent, for instance, landlords can include a copy of their transaction history to prove that they missed a payment.

5. Changing the Lock

Even if the notice tells tenants to leave the key to the landlord after the lease ends, you can never be certain that they have not made a spare. To protect yourself and your future tenant, change your locks to prevent re-entry.

You can do this right after the eviction process, as soon as the tenant no longer has the right to stay in the premises, as their lease has been terminated. If the evicted tenant tries to force re-entry, you may file a lawsuit against them. You can also ask law enforcement or the sheriff to remove the tenant from the apartment.

6. Begin Marketing the Property

It's not ideal to keep the rental property vacant for too long after the eviction process is over, especially since vacant units are money pits. Property owners are supposed to market their rental property as soon as everything has been sorted out with the previous tenant who faced eviction.

Check the current housing demand in your local market to determine the best marketing strategy, and improve the appeal of your rental property or unit to create better photos for the listing.

7. Tenant Screening

Once you find tenants who want to rent your property, conduct background checks thoroughly to avoid eviction or lease violations. You can use criteria like credit history, employment verification, criminal history, eviction history, and other signs that they will follow your rules.

This step is among the most effective ways to avoid an eviction process on your hands, especially since it can be costly for both the landlord and the tenant.

8. Conducting the Move-In Process

The move-in process is important as it creates a foundation for landlord-tenant relationships. A smooth transition in housing tells your tenants what kind of landlord you will be, so it's important to make a good impression.

Note that this is also the part where you confirm the lease, set the move-in date, complete paperwork, and let them settle into the apartment. You will have the opportunity to explain the rules of the agreement, such as when and how they can pay rent, and how they can submit maintenance requests.

Avoiding the Eviction Process Entirely

The eviction process is a tedious one. Between sending a notice to start the eviction case and waiting for a court judgment, landlords might have to wait weeks or months before the eviction case is resolved or dismissed. Here are ways you can avoid evictions while still keeping your property secure.

Offer contact information for rental assistance when your tenants are in financial trouble. Some programs offer assistance for both utilities and rent.
Understand their circumstances and provide a grace period for nonpayment of rent before issuing an eviction notice.
Look into eviction alternatives, such as mediation or rent repayment plans. If their credit score appears good, then they will likely pay the rent within the arrangement.

Eviction FAQs

Can tenants file an appeal in court after being evicted?

Yes, the tenant can appeal the decision of the judge, but that doesn't necessarily mean that the landlord has to let the evicted tenant return. With the right documentation, the appeal can be denied by the court judge.

Can I change the locks to evict a tenant?

No. Changing the locks before an official eviction is illegal. You need to go through the legal process first, and once the lease is terminated, you can change the locks.

What if the security deposit is not enough to cover costs?

Landlords can charge the evicted tenant for the extra costs, or opt for legal action and file a claim in small claims court. Always try to resolve the matter personally first to avoid potential court costs.

Is the tenant supposed to cover court costs for evictions?

That depends on the circumstances. The judge typically lets the person in the wrong pay for court costs. If the property owner loses the case, for instance, they will likely have to pay for the expenses themselves.

Hiring Professionals to Handle Everything

Whether you have a single-family home or a multi-unit apartment, managing a rental property can be difficult. The day-to-day operations alone can already be overwhelming, even for seasoned landlords, and evictions can be more complicated.

One wrong move and you can end up paying penalties. Let us handle everything for you, and you won't have to worry about making a mistake. Not only will CRM Properties ensure legal compliance for your rental business, but we will also maximize the value of your property.