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.
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, the milestone refund in your fee agreement applies automatically.
The contested price is published before you ever pay — it is not a surprise hourly bill. Texas contested: $1,299 total. California: +$425 per bench-trial appearance. Washington: +$650 per show-cause appearance. You approve any step before it happens.
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.
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.
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.
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.
