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Evictions are something we absolutely hate to do, and it’s often the worst part of property management. It can be traumatic to both the tenant and to the owner, but sometimes it has to be done. One of the reasons owners hire us to manage their properties is to make decisions like this for them without letting emotions get in the way. When we handle evictions, we manage them efficiently and quickly.

Reasons for Eviction

The majority of the time, evictions are due to tenants not paying rent. Landlords can also evict when tenants aren’t taking care of the property or complying with the lease. But the vast majority of the time, the reason for filing for an eviction is for nonpayment of rent.

Late Rent and Deciding to Evict

In Indiana, eviction is a pretty smooth process. We have an attorney handle everything, which is legally required. We are not allowed to do it ourselves.

Tenants know that rent is due on the first of the month. The tenant has a couple days to pay the rent without any kind of late fees; this is our grace period. If the tenant has a balance of more than $150 on the 15th of the month, an eviction is filed. We do not make exceptions or arrangements on due rents.

We would let the tenant go no more than 3 weeks without paying rent before the eviction would be filed.

Indiana Eviction Process

Next, the attorney files the eviction at the courthouse to get a hearing date. That hearing date is called the VCIP date, which stands for the Verification Claim for Immediate Possession. It’s typically scheduled within a couple weeks of filing. When you go to court, the judge is going to ask the tenant if they are in agreement that they do indeed owe rent. When they agree, the judge is going to ask if they would like all 10 days to get out of the property or if they can get out immediately.

In the worst case scenario, the judge is going to give the tenant an additional 10 days to vacate the property. Once the 10 days has come and gone, if the tenant is still not out of the property, a sheriff will meet us at the property to do a lockout to get the tenant out.

From start to finish, there are about three weeks before the eviction is actually filed to about two weeks in court and then possibly two more weeks to remove the tenant. This equals around a 30-day process. We typically do not make any kind of payment arrangements with the tenant along the way.

Our landlord rescue program helps landlords remove bad tenants. Clients working with us can take advantage of our premium management plan, where we offer eviction protection.

If you have any questions about evictions, please do not hesitate to contact us.

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Owner or Renter?

PAUl, property owner

“Chris and Julie are great people to work with. They are honest, fair and hard working. I have multiple properties with them and when I ask for things they are willing to listen and try to make things right. They are continually trying to keep their business on the cutting edge and making it better for investors. I highly recommend them.”