a division of The Ledger Law FirmThe Ledger Law FirmStart Your Eviction

The whole process, before you spend a dollar.

Every step, who does it, and the day it happens, including the deadlines the statute fixes and the ones the court controls. Published in advance, because you should be able to decide without a phone call.

Start your eviction

Two steps for you. The rest is ours.

Most eviction services hand you a packet and wish you luck. Here is the whole division of labour, published in advance.

YOU

1.Answer the questions

A few minutes online. Property, tenant, what is owed. No call required, no name needed for the price.

YOU

2.Sign and add a card

Nothing is charged today. You see the attorney fee and your county's estimated court costs. The Firm's attorney then countersigns, and the engagement begins.

US

3.We draft, serve and file

Attorney review, statutory notice, service, and filing in your county - signed by a lawyer licensed in your state.

US

4.We appear and coordinate the lockout

Judgment, writ and lockout coordination. A contested hearing or trial carries a further charge.

YOU · INTAKE AND REPLIES
US · EVERYTHING BELOW

Court filing fees, service of process and sheriff or constable charges are set by your county and are estimated for your county and billed at the amount charged. No result or date is promised.

Have these handy

Nothing here is required to see your price. It is required to file. If you are missing something, start anyway. Your answers save as you go and you can upload the rest from your portal.

  1. 1The leaseSigned copy if you have one. Month to month with no writing is fine. Tell us and we adjust the notice.
  2. 2The tenant's full nameAs it appears on the lease. Occupants you know about, too.
  3. 3The property addressUnit number included. County decides your court and your costs.
  4. 4What is owed, by monthRent only, separated from late fees and utilities. Most notice defects start here.
  5. 5How you have communicatedTexts, emails, payment app screenshots. Upload later if you do not have them now.

The whole California case, as one chart

Read it top to bottom. Boxes marked Court are decided by the court or the sheriff, so we show the order but never promise the date. Statute intervals are fixed and cited.

  1. You

    You answer the questions

    Property address, the lease, what is owed by month, how you have communicated. Your price shows before you pay anything.

  2. Us

    Screens run before any notice is chosen

    Federally covered property (CARES Act), servicemember status (SCRA), just cause under AB 1482 and local rent rules.

    15 U.S.C. 9058(c); Civil Code 1946.2
  3. Us

    Which notice fits the facts?

    • Unpaid rent3 day pay or quit

      Saturdays, Sundays and judicial holidays do not count toward the three days.

      CCP 1161(2)
    • A breach the tenant can fix3 day perform or quit

      Names the breach and gives three days to correct it.

      CCP 1161(3)
    • A breach that cannot be fixed3 day quit

      Nuisance, waste, illegal use: no chance to cure.

      CCP 1161(4)
    • No fault ending30 or 60 day notice

      Length depends on how long the tenant has lived there. Just cause rules may apply first.

      Civil Code 1946.1, 1946.2

    On a federally covered property the rent notice is 30 days, not 3.

  4. Us

    Notice served

    Served the way the statute allows, with proof of service. We count the days; you do not.

    CCP 1162
  5. Court

    The notice period runs. What does the tenant do?

    • Pays or fixes it in timeThe case ends

      No complaint is filed. We close it and tell you.

      Ends here
    • Moves outThe case ends

      Possession is back. You confirm the keys.

      Ends here
    • Does neitherWe file

      Once the notice has expired, we file the complaint.

  6. Us

    Complaint and summons filed and served

    Drafted and filed in your county, then served on the tenant.

  7. Court

    The tenant has 10 court days to respond

    Court days, not calendar days (15 if served by mail).

    AB 2347; CCP 1167
  8. Court

    Does the tenant respond?

    • No responseDefault judgment

      We request it after the federal and servicemember screens run again.

    • Responds and contestsHearing or trial

      The court sets the date. We appear and coordinate with you.

    • Agrees to leaveSettlement

      A move out date the court can enter. If it is missed, judgment can follow.

  9. Court

    Judgment for possession, writ issued

    The clerk issues the writ of possession once judgment is entered.

  10. Court

    Sheriff posts a 5 day notice to vacate

    The sheriff, not the court, sets the lockout date.

    CCP 715.010
  11. Court

    Lockout, keys back

    The sheriff performs the lockout and restores possession to you.

Los Angeles, San Francisco, Oakland and Berkeley are not available online: local rent rules need a lawyer’s review of the facts first. Dates in your own case show in your portal.

The calendar, state by state

These day counts come from the same deadline engine that runs live cases: the marketing page and the case file cannot drift apart. Statutory intervals are fixed; hearing and lockout dates are the court’s.

The Texas calendar, day by day

Uniform statewide procedure since Jan 1, 2026 (SB 38 / Rule 510).

Day 03101324293033keys
Day 0 is the day the notice is served.◎ ring = deadline fixed by statute• orange = you have the property back
  1. Day 0
    US
    Notice servedSET BY LAW
    3-day notice to vacate, generated from the statute and served for you.
    Tex. Prop. Code 24.005
  2. Day 3
    US
    Earliest filingSET BY LAW
    The soonest the petition may be filed. Once the case clears attorney review, we file through eFileTexas where the county takes e-filing and by mail where it does not.
    Rule 510.4
  3. Day 10
    COURT
    Service attemptedSET BY LAW
    The constable must attempt service by the 5th business day after filing.
    Rule 510.4(a)(4)
  4. Day 13
    COURT
    Trial window opensSET BY LAW
    Trial may be set no earlier than 10 days after filing.
    Rule 510.4(a)(10)
  5. Day 24
    COURT
    Trial must be set bySET BY LAW
    No later than 21 days after filing. The attorney handles the hearing and may ask you to appear.
    Rule 510.4(a)(10)
  6. Day 29
    COURT
    Appeal window closesSET BY LAW
    5 days after judgment. If the tenant does not appeal, possession is final.
    Rule 510.9
  7. Day 30
    US
    Writ may issueSET BY LAW
    We request the writ of possession when it is available.
    Rule 510.8(d)
  8. Day 33
    COURT
    Keys backCOURT’S CALENDAR
    The constable schedules and executes the lockout.
Your part: intake, documents when we ask, replies within two business days, and any hearing the Firm asks you to attend. Everything with a US or COURT tag above is handled for you and tracked in your portal.

A writ must be executed within 90 days of judgment. We calendar that outer date on every case.

Day counts run from the day the notice is served. Statutory intervals are fixed by law; hearing, judgment, and lockout dates are set by the court and the constable or sheriff and vary by county. No result or date is guaranteed.

Pick a day and every step gets its date for Texas.

Dates set by law are counted from the day you pick by the same calculator that runs our cases. Court holidays are not counted here. Dates marked typical are set by the court and the constable or sheriff and vary. No result or date is guaranteed; your attorney confirms every date on your case.

The California calendar, day by day

AB 1482 just-cause screening runs before any notice is selected.

Day 05618253034keys
Day 0 is the day the notice is served.◎ ring = deadline fixed by statute• orange = you have the property back
  1. Day 0
    US
    Notice servedSET BY LAW
    3-day notice. Weekends and judicial holidays are excluded from the count itself - a frequent DIY defect.
    CCP 1161(2)-(3)
  2. Day 5
    US
    Notice expiresSET BY LAW
    Three countable days later. Our engine counts them; you do not.
    CCP 1161
  3. Day 6
    US
    Complaint filed & servedCOURT’S CALENDAR
    Summons and complaint filed in your county and served on the tenant.
  4. Day 18
    COURT
    Answer dueSET BY LAW
    10 court days after service - court days, not calendar days (15 if served by mail).
    AB 2347 / CCP 1167
  5. Day 25
    US
    JudgmentCOURT’S CALENDAR
    No answer means we request judgment by default after CARES Act and SCRA screening.
  6. Day 30
    COURT
    Sheriff 5-day notice endsSET BY LAW
    The sheriff posts a 5-day notice to vacate before the lockout.
    CCP 715.010
  7. Day 34
    COURT
    Keys backCOURT’S CALENDAR
    Sheriff performs the lockout and restores possession.
Your part: intake, documents when we ask, replies within two business days, and any hearing the Firm asks you to attend. Everything with a US or COURT tag above is handled for you and tracked in your portal.

Los Angeles, San Francisco, Oakland and Berkeley are not available online - local rent-stabilization and right-to-counsel ordinances require case-specific review.

Day counts run from the day the notice is served. Statutory intervals are fixed by law; hearing, judgment, and lockout dates are set by the court and the constable or sheriff and vary by county. No result or date is guaranteed.

Pick a day and every step gets its date for California.

Dates set by law are counted from the day you pick by the same calculator that runs our cases. Court holidays are not counted here. Dates marked typical are set by the court and the constable or sheriff and vary. No result or date is guaranteed; your attorney confirms every date on your case.

The Washington calendar, day by day

The most defense-heavy state we practice in - and the one where an LLC must appear through a lawyer.

Day 014172440455275keys
Day 0 is the day the notice is served.◎ ring = deadline fixed by statute• orange = you have the property back
  1. Day 0
    US
    14-day notice servedSET BY LAW
    On the mandatory statutory form, with itemization, translation links and legal-aid contacts. Defective notices are dismissed.
    RCW 59.12.030(3)
  2. Day 14
    US
    Notice expiresSET BY LAW
    Fourteen days to pay or vacate.
    RCW 59.12.030(3)
  3. Day 17
    US
    Summons & complaint servedCOURT’S CALENDAR
    Filed in superior court. Property managers cannot file for you here.
  4. Day 24
    COURT
    Answer deadlineSET BY LAW
    Seven days from service of the summons.
    RCW 59.18.365
  5. Day 40
    COURT
    Show-cause hearingCOURT’S CALENDAR
    Most are virtual. The attorney handles the hearing and may ask you to appear.
  6. Day 45
    COURT
    JudgmentCOURT’S CALENDAR
    Writ of restitution requested on entry.
  7. Day 52
    COURT
    Reinstatement window endsSET BY LAW
    The tenant has 5 court days after judgment to reinstate by paying.
    RCW 59.18.410
  8. Day 75
    COURT
    Keys backCOURT’S CALENDAR
    Sheriff schedules the physical restoration.
Your part: intake, documents when we ask, replies within two business days, and any hearing the Firm asks you to attend. Everything with a US or COURT tag above is handled for you and tracked in your portal.

King County sheriff writ queues have recently run about 90 days. We show you the real date, not the optimistic one. Seattle, Tacoma, Burien and Federal Way are not available online.

Day counts run from the day the notice is served. Statutory intervals are fixed by law; hearing, judgment, and lockout dates are set by the court and the constable or sheriff and vary by county. No result or date is guaranteed.

Pick a day and every step gets its date for Washington.

Dates set by law are counted from the day you pick by the same calculator that runs our cases. Court holidays are not counted here. Dates marked typical are set by the court and the constable or sheriff and vary. No result or date is guaranteed; your attorney confirms every date on your case.

Before you start

The questions people actually ask

Is this actually a law firm, or a filing service?

A law firm. LedgerEviction is a division of The Ledger Law Firm, and every case is reviewed, signed and appeared on by an attorney licensed in the state where your property sits.

Why is the price published when nobody else publishes one?

Because we can. The work in an uncontested eviction is knowable in advance, so quoting it hourly mostly protects the firm, not you. The attorney fee is flat and published; court filing fees, service and sheriff or constable charges are set by your county, estimated for your county and billed at the amount actually charged.

What if my tenant fights it?

The contested price is published in advance too, so you are never surprised into a decision. If the tenant contests, the contested stage applies and its flat charge is added. You see it in your portal.

What if the tenant pays or moves out first?

That is a good outcome and it is common. Tell us in the portal - one tap - and we close for possession or restart the notice clock as the state requires. Payments bill per completed stage, in arrears — if your case resolves early, the remaining stages never bill.

How much of my time does this really take?

Intake takes a few minutes. The attorney handles the case and may ask you to appear at a hearing or trial. Every date, document and filing appears in your portal as it happens.

Do you do this in my state?

Texas, California and Washington.

See your number first.

No name required to get the price. A few minutes to start, before you pay anything.

Start your eviction
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