Maryland Eviction Laws
Maryland rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-23.
Short answer: 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. Md. Code, Real Prop. § 8-401(c)
The rules in Maryland
| Notice for unpaid rent | 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. The 10-day pre-filing notice was added by 2023 legislation. DHCD's Tenants' Bill of Rights notes that longer notice may be required for tenants with state- or federally-funded housing subsidies, and that in a failure-to-pay-rent case 'rent' means base rent only, not utility or maintenance charges or penalties. Source: Md. Code, Real Prop. § 8-401(c) |
|---|---|
| Notice for lease violations | 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. Appeal to circuit court must be filed within 10 days of judgment (§ 8-402.1(b)(2)). |
| Lockouts & utility shutoffs | 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. No fixed statutory damages amount. Landlord may temporarily secure an unsecured property (including changing locks) if it makes good-faith efforts to notify the tenant they may be promptly restored to possession (§ 8-216(d)). Leases may not allow taking possession or the tenant's property without legal process (§ 8-208(d)(6)). Source: Md. Code, Real Prop. § 8-216 |
How an eviction case works in Maryland
Eviction cases are heard in: District Court of Maryland (in the county where the property is located); appeals to the circuit court.
- Notice: for unpaid rent, written 10-day notice of intent to file (form DC-CV-115) (§ 8-401(c)); for breach of lease, 30 days' written notice (14 days for clear and imminent danger) (§ 8-402.1); for holdover, written notice to quit per § 8-402(c) (60 days for month-to-month).
- Landlord files a sworn complaint in District Court (failure to pay rent: form DC-CV-082) stating rent and late fees due (§ 8-401(b)).
- Summons issued; sheriff/constable mails notice and serves or posts it. In failure-to-pay-rent cases the trial is set for the fifth day after filing (§ 8-401(b)(4)). A money judgment against a residential tenant requires personal service.
- Trial: court may adjourn up to 1 day (longer only by consent). Tenant may pay all rent, late fees, and costs at trial to end the case (§ 8-401(e)).
- Judgment for possession: in rent cases, possession must be surrendered within 4 days after trial (extendable by physician's certificate up to 15 days); if not within 7 days, landlord may petition for a warrant of restitution (form DC-CV-081) (§ 8-401(e)-(f)). The Judiciary's housing page describes the wait as 7 business days.
- Landlord must order the warrant within 60 days of judgment (or end of any stay) or the judgment is stricken; warrant expires if not acted on within 60 days (§ 8-401(f)).
- Landlord must give the tenant written notice at least 6 days before the scheduled eviction (local jurisdictions may set 4 to 14 days) (§ 8-407(b), (e)).
- Removal by the sheriff or constable. Evictions are stayed day-to-day for extreme weather (32°F or below, winter storm/blizzard, hurricane/tropical storm, or excessive heat warnings) (§ 8-401(f)). No evictions on Sundays or holidays (Md. Judiciary).
Landlords: how to evict a tenant in Maryland — steps, costs, timeline and forms.
Eviction court and fees by county
- Montgomery County (Rockville, Silver Spring)
- Baltimore City
- Prince George's County (Upper Marlboro, Hyattsville)
- Baltimore County (Towson)
- Anne Arundel County (Annapolis)
- Howard County (Ellicott City)
- Frederick County
- Harford County
- Washington County (Hagerstown)
- Wicomico County
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?
Maryland vs. neighboring states
| State | Notice for unpaid rent | Notice for lease violations | Lockouts & utility shutoffs |
|---|---|---|---|
| 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 |
| Delaware | After the late-fee grace period (5 days after rent is due), landlord may serve a written demand giving the tenant at least 7 days to pay before filing for summary possession. If the tenant pays all rent due before the landlord files, the landlord cannot file on that nonpayment and cannot refuse the rent. 25 Del. C. § 5502(a), (c) | Written notice and at least 7 days to cure a material breach of the lease or rules. If a substantially similar breach recurs within 1 year, no new cure notice is needed. No cure period where the breach causes or threatens irreparable harm, or for certain criminal convictions. 25 Del. C. § 5513 | Without a valid court order, a landlord may not oust or exclude the tenant. Tenant may recover possession or terminate, and recover the greater of treble damages or 3 times per diem rent for the exclusion period, plus costs (not attorney fees). Landlord may not shut off utility service for nonpayment of rent or utility charges or for any other breach. 25 Del. C. §§ 5313, 5312(e) |
| Pennsylvania | 10-day written notice to quit. Act § 501(b) (68 P.S. § 250.501(b)) | Lease of 1 year or less or indeterminate term: 15 days' notice to quit. Lease of more than 1 year: 30 days. Illegal-drug grounds under § 505-A: 10 days. Act §§ 501(b), 501(d), 505-A (68 P.S. §§ 250.501, 250.505-A) | Self-help eviction is prohibited: a landlord may not change locks or shut off utilities to evict; the landlord must use the court process. PA AG Consumer Guide (Part V.C); Landlord and Tenant Act Art. V |
| 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 |
| West Virginia | No pre-filing notice required by statute. Landlord may file a verified petition for summary relief for rent arrears directly in magistrate or circuit court. W. Va. Code § 55-3A-1(a) | No pre-filing notice required by statute for summary relief based on breach of a warranty or leasehold covenant, or on deliberate/negligent damage to the property. W. Va. Code § 55-3A-1(a) | Not verified yet |
| 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) |
City rules that may add to state law
More Maryland rental law
- Maryland Security Deposit Law
- Maryland Notice to Vacate Rules
- Landlord Entry Rules in Maryland
- Maryland Repairs & Tenant Remedies
- Maryland Rent Increase & Late Fee Laws
- Breaking a Lease in Maryland
- Squatters' Rights in Maryland
- Maryland Rental Fee Rules
- Maryland Section 8, Records & Right to Counsel
- Maryland Mold, Pests, Heat & AC Rules
- Maryland Privacy, Guests & Animal Rules
- Maryland Landlord Selling the House
- Maryland Lockouts, Utility Shutoffs & Retaliation
- Maryland Subletting, Lease Endings & Tenant Death
- All Maryland landlord-tenant rules
- Free legal help in Maryland
Compare eviction in all 50 states and DC →
Maryland Eviction Laws FAQ
How much notice does a landlord have to give before evicting for unpaid rent in 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))
How much notice is required to evict for a lease violation in Maryland?
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))
Can a landlord change the locks or shut off utilities in Maryland?
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)
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.