District of Columbia Eviction Laws
District of Columbia rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: At least 10 days' written notice of intent to file before filing a nonpayment eviction, on the statutory form (amount owed, ledger, right to cure, tenant-help phone numbers), sent by certified/tracked mail plus hand delivery or posting. D.C. Code §§ 42-3505.01(a)(1), (a-1); 16-1501
The rules in District of Columbia
| Notice for unpaid rent | At least 10 days' written notice of intent to file before filing a nonpayment eviction, on the statutory form (amount owed, ledger, right to cure, tenant-help phone numbers), sent by certified/tracked mail plus hand delivery or posting. No eviction case may be filed if less than $600 is owed, and no eviction for unpaid late fees. Reduced from 30 to 10 days by the RENTAL Amendment Act of 2025 (D.C. Law 26-80, eff. Dec. 31, 2025). The statutory notice wording in § 42-3505.01(a-1)(2) still says the tenant may pay 'within 30 days of this notice.' The Rental Housing Commission reads the 10-day change as superseding that wording and has proposed a rule (14 DCMR § 4300.7(c), proposed Apr. 3, 2026) requiring the notice to state 10 days; that rule was not yet final as of October 2026. Until the text is fixed, a court may scrutinize a notice that gives less time than its own wording promises. Re-verified 2026-10-27. |
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| Notice for lease violations | 30-day notice to correct or vacate; the landlord can recover possession only if the tenant fails to correct the violation within 30 days after receiving notice. Illegal-act cases: 30-day notice to vacate after a court finding; for complaints filed after Dec. 31, 2025 involving a dangerous crime or crime of violence, 10-day notice to vacate with no cure and an expedited hearing within 20 days of filing. Notices for reasons other than nonpayment must also be filed with the Rent Administrator. Re-verified 2026-10-27. Source: D.C. Code § 42-3505.01(b), (c) |
| Lockouts & utility shutoffs | Self-help eviction is prohibited: landlord may not cut off utilities or change the locks to evict. Any eviction must follow a court order after the notice to vacate expires and be scheduled and supervised by the U.S. Marshals Service. |
How an eviction case works in District of Columbia
Eviction cases are heard in: D.C. Superior Court, Civil Division, Landlord and Tenant Branch.
- Written notice: 10-day notice of intent to file for nonpayment (only if $600+ owed); 30-day notice to cure or vacate for lease violations; longer notices for owner use, sale, renovation, demolition
- Landlord files a sworn complaint, certifying a valid rental housing license and rent registration/exemption
- Summons served at least 14 days before the initial hearing (posting requires mailing within 3 days and a timestamped photo)
- Initial hearing; default judgment if the tenant does not appear; otherwise trial or agreement
- Judgment for possession; in nonpayment cases the tenant can generally avoid eviction by paying all that is owed before the scheduled eviction date
- Writ of restitution; eviction scheduled and supervised by the U.S. Marshals Service; no evictions on days forecast below 32°F, above 95°F, or with precipitation
Landlords: how to evict a tenant in District of Columbia — steps, costs, timeline and forms.
Free calculators
- Notice Deadline Calculator — Enter the date a notice was delivered and see the date it runs out under your state's law.
Templates
Related questions
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
District of Columbia vs. neighboring states
| State | Notice for unpaid rent | Notice for lease violations | Lockouts & utility shutoffs |
|---|---|---|---|
| District of Columbia | At least 10 days' written notice of intent to file before filing a nonpayment eviction, on the statutory form (amount owed, ledger, right to cure, tenant-help phone numbers), sent by certified/tracked mail plus hand delivery or posting. No eviction case may be filed if less than $600 is owed, and no eviction for unpaid late fees. D.C. Code §§ 42-3505.01(a)(1), (a-1); 16-1501 | 30-day notice to correct or vacate; the landlord can recover possession only if the tenant fails to correct the violation within 30 days after receiving notice. Illegal-act cases: 30-day notice to vacate after a court finding; for complaints filed after Dec. 31, 2025 involving a dangerous crime or crime of violence, 10-day notice to vacate with no cure and an expedited hearing within 20 days of filing. D.C. Code § 42-3505.01(b), (c) | Self-help eviction is prohibited: landlord may not cut off utilities or change the locks to evict. Any eviction must follow a court order after the notice to vacate expires and be scheduled and supervised by the U.S. Marshals Service. D.C. Code §§ 42-3505.01, 42-3505.01a, 16-1501 (as summarized in OTA Tenant Bill of Rights) |
| Maryland | Before filing a failure-to-pay-rent case, the landlord must give the tenant written notice of intent to file (Maryland Judiciary form DC-CV-115) giving the tenant 10 days to pay. Notice may be sent by first-class mail with certificate of mailing, affixed to the door, or (if the tenant elected it) by email, text, or tenant portal with proof of transmission. The complaint must state the date notice was given. Md. Code, Real Prop. § 8-401(c) | 30 days' written notice that the tenant is in violation of the lease and that the landlord wants to repossess; 14 days' written notice if the breach involves behavior showing a clear and imminent danger of serious harm. The court may evict only if it finds the breach was substantial and warrants eviction. Md. Code, Real Prop. § 8-402.1(a)(1), (b)(1) | Prohibited. A landlord may not take or threaten to take possession by locking out the tenant, willfully cutting heat, running water, hot water, electricity, or gas to force the tenant out, or by any other action. Possession may be taken only under a court warrant of restitution executed by a sheriff or constable, or after abandonment/surrender. Remedy: actual damages plus reasonable attorney's fees and costs; other remedies also available. Md. Code, Real Prop. § 8-216 |
| Virginia | 14-day written pay-or-quit notice. Va. Code 55.1-1245(F) | Remediable breach: 21 days to remedy, lease terminates not less than 30 days after notice if not remedied. Non-remediable breach: termination not less than 30 days after notice; immediate termination for non-remediable criminal or willful acts threatening health or safety. Repeat breach of like nature: 30-day termination notice without cure. Va. Code 55.1-1245(A)-(E) | Willful unlawful removal/exclusion of a tenant or interruption of an essential service without court authority: tenant may recover actual damages plus statutory damages of $5,000 or four months' rent, whichever is greater, and reasonable attorney fees; court may order return to the unit and restoration of services. Va. Code 55.1-1243.1 |
More District of Columbia rental law
- District of Columbia Security Deposit Law
- District of Columbia Notice to Vacate Rules
- Landlord Entry Rules in District of Columbia
- District of Columbia Repairs & Tenant Remedies
- District of Columbia Rent Increase & Late Fee Laws
- Breaking a Lease in District of Columbia
- Squatters' Rights in District of Columbia
- District of Columbia Rental Fee Rules
- District of Columbia Section 8, Records & Right to Counsel
- District of Columbia Mold, Pests, Heat & AC Rules
- District of Columbia Privacy, Guests & Animal Rules
- District of Columbia Landlord Selling the House
- District of Columbia Lockouts, Utility Shutoffs & Retaliation
- District of Columbia Subletting, Lease Endings & Tenant Death
- All District of Columbia landlord-tenant rules
- Free legal help in District of Columbia
Compare eviction in all 50 states and DC →
District of Columbia Eviction Laws FAQ
How much notice does a landlord have to give before evicting for unpaid rent in District of Columbia?
At least 10 days' written notice of intent to file before filing a nonpayment eviction, on the statutory form (amount owed, ledger, right to cure, tenant-help phone numbers), sent by certified/tracked mail plus hand delivery or posting. No eviction case may be filed if less than $600 is owed, and no eviction for unpaid late fees. (D.C. Code §§ 42-3505.01(a)(1), (a-1); 16-1501)
How much notice is required to evict for a lease violation in District of Columbia?
30-day notice to correct or vacate; the landlord can recover possession only if the tenant fails to correct the violation within 30 days after receiving notice. Illegal-act cases: 30-day notice to vacate after a court finding; for complaints filed after Dec. 31, 2025 involving a dangerous crime or crime of violence, 10-day notice to vacate with no cure and an expedited hearing within 20 days of filing. (D.C. Code § 42-3505.01(b), (c))
Can a landlord change the locks or shut off utilities in District of Columbia?
Self-help eviction is prohibited: landlord may not cut off utilities or change the locks to evict. Any eviction must follow a court order after the notice to vacate expires and be scheduled and supervised by the U.S. Marshals Service. (D.C. Code §§ 42-3505.01, 42-3505.01a, 16-1501 (as summarized in OTA Tenant Bill of Rights))
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.