Questions landlords actually ask
Do I ever have to appear in court?
Usually not. In Texas Justice Court we appear for you; in most uncontested California and Washington cases there is no appearance at all, or we handle it. If your presence would genuinely help (rare), we tell you why, in advance.
What if my tenant pays after I start?
Your call, made in the portal in one tap. We show you the consequence of each option first — in some states accepting rent restarts the clock; in others it doesn't. If the case ends early, later stages simply never bill — you pay in arrears, only for stages already completed.
What if the tenant fights it?
The contested price is published before you ever pay — it is not a surprise hourly bill. Texas: +$1,000 published add-on ($2,000 total with trial). California: +$1,500 published add-on ($3,000 total). Washington: the show-cause hearing is already inside the $2,500 flat fee. You approve any step before it happens.
Why do you ask about my mortgage?
Federal law (the CARES Act) still requires a 30-day notice for properties with federally backed mortgages — and a wrong notice gets cases dismissed. It is the single most common fatal mistake in DIY evictions. We check every case.
Is my case handled by a real attorney?
Yes. Every case is reviewed, filed, and signed by a licensed attorney of The Ledger Law Firm, and their name is on your case from day one. Notices are generated by our system but nothing is served or filed until an attorney approves it.
Can my property manager handle this instead?
In Texas, agents may appear in Justice Court. In Washington, an LLC or corporate landlord must be represented by an attorney — a property manager filing for you is unauthorized practice of law. In California, represented parties must generally e-file through counsel. We work with property managers every day; ask about volume accounts.
What don't you handle online?
Properties inside heavy local-ordinance cities — Los Angeles, San Francisco, Oakland, Berkeley, Seattle, Tacoma — plus subsidized tenancies (Section 8, LIHTC) and anything with an active counterclaim. Those get a direct attorney quote instead of the online flow, usually same day.
Texas
How long does an eviction take in Texas?
Most uncontested Texas evictions run three to five weeks from notice to writ. Under the 2026 rules, trial is set 10 to 21 days after filing, and your portal shows every deadline on your case as it happens. Contested cases and appeals take longer, and we publish flat fees for those too.
What notice do I have to give before filing?
Texas requires a written notice to vacate before you can file (Tex. Prop. Code 24.005). Since January 1, 2026, a tenant's first missed rent payment generally calls for a notice to pay or vacate first, and notice can now be delivered by hand, mail, commercial carrier, or in some cases email. We prepare and serve the notice your lease and the statute actually require.
Can I file an eviction myself in Texas?
Many owners can, but Texas rewrote eviction procedure effective January 1, 2026 (SB 38 / Rule 510), and the failure points moved: notice type, service windows measured in business days, and appeal deposits are all new. A notice or filing error usually means starting the clock over. For a published flat fee, a licensed Texas attorney signs and files it right the first time.
What happens if my tenant appeals?
Under the 2026 rules an appeal no longer automatically pauses enforcement. The tenant must post the required deposit within five days and keep paying rent into the court registry while the county court holds a new trial within 21 days. We handle appeals at the flat fee published above.
Does the CARES Act still apply in 2026?
Yes. If a property has federally backed financing or participates in certain federal housing programs, federal law still requires a 30-day notice to vacate for nonpayment. Filing on a state notice for a covered property is one of the most common ways landlords lose weeks. We screen every case for CARES coverage before anything is served.
What mistakes most often delay a Texas eviction?
A notice period that does not match the lease, no proof of how notice was delivered, naming the wrong occupants, and missing the new business-day service windows. Each one can send you back to day zero. Our intake checks all of them before your case is filed.
California
How long does an unlawful detainer take in California?
Our published calendar runs about five weeks from notice to lockout for an uncontested case. Since AB 2347 took effect, tenants have 10 court days to file an answer, so a contested case takes longer. Either way, you watch each step and date in the portal instead of guessing.
What does a valid notice to pay rent or quit require?
For nonpayment, California requires a notice that demands the exact rent actually due, not late fees or utilities, with the notice period counted in court days, excluding weekends and judicial holidays (CCP 1161). An overstated amount or a defective notice is the most common reason unlawful detainers fail. Notice review is the first step in every case we take.
My property is covered by AB 1482. Can I still evict?
Yes. AB 1482 requires just cause once a tenancy passes the qualifying occupancy period, and nonpayment of rent is an at-fault just cause. During intake we confirm whether your property is covered or exempt and whether your notice needs just-cause language.
Why is online intake unavailable for Los Angeles and San Francisco?
Cities with rent stabilization ordinances such as Los Angeles, San Francisco, Oakland, and Berkeley layer local requirements on top of state law, and a one-size filing is how cases get dismissed there. We handle those matters by attorney consultation instead of the online flow, so nothing gets missed.
What happens after I win a judgment?
The court issues a writ of possession, the sheriff posts a 5-day notice to vacate at the property (CCP 715.010), and if the tenant has not left, the sheriff restores possession. Those final days are already built into the calendar above.
What are the most common mistakes in California evictions?
Overstating the rent due, serving the notice incorrectly or without a proof of service, filing before the notice period has fully run, and missing federal CARES Act coverage on financed properties. Any of these can undo weeks of waiting. Our attorneys check every one before filing.
Washington
How long does an eviction take in Washington?
Longer than most states: our published calendar runs about 75 days from notice to sheriff restoration, and King County's sheriff queue can add more. The biggest schedule risks are a defective notice and the hearing calendar, which is why every case starts with a notice audit.
What notice does Washington require for nonpayment of rent?
A 14-day notice to pay or vacate using the state's mandatory statutory form (RCW 59.12.030(3)). Generic or out-of-date forms are a common fatal defect, and courts do dismiss cases over them. We serve the current form, correctly, with proof of service.
Do I need an attorney to evict in Washington?
If the property is owned by an LLC or a corporation, the entity generally must appear through an attorney in superior court. Tenants who qualify are entitled to appointed counsel in Washington, so expect the other side to be represented. It is a defense-heavy state, and self-filed cases show it.
What is a show-cause hearing?
A summary hearing, typically a few weeks after filing, where a judge decides whether you get a writ of restitution now or the case needs a trial (RCW 59.18.380). Most Washington evictions are decided at this single hearing, so preparation for it matters more than anything else in the case.
Can the tenant undo the eviction by paying after judgment?
In nonpayment cases, yes, within a limited window: the tenant generally has 5 court days after judgment to reinstate the tenancy by paying (RCW 59.18.410), and judges have discretion to order payment plans. We plan the case around those rights so a late payment never catches you by surprise.
What are the most common mistakes in Washington evictions?
Using the wrong notice form, building the case on a rent increase that exceeds Washington's 2025 rent-cap law, weak proof of service, and missing federal CARES Act coverage. Each is fixable before filing and expensive after. That is exactly what our notice and compliance audit is for.