Eviction Timeline Simulator
Map out the exact eviction process, timeline, and costs for any state — from notice to lockout.
Eviction Details
$
No — tenant has not responded
ModeratePennsylvaniaAttorney recommended — $1,000–$2,500
45–83 DaysTotal Estimated Timeline
$7,225–$10,675True Cost of Eviction
Eviction Timeline
Serve Notice
Pay or Quit — 10-day notice period
Day 0–10
File Complaint
File eviction complaint with the court. Service of process on tenant.
Day 10–13
$175–$375
Court Hearing / Default
If tenant doesn't respond, default judgment may be entered faster.
Day 18–43
Judgment Entered
Court issues judgment in landlord's favor. Appeal period begins.
Day 25
Writ of Possession
Writ issued after judgment / appeal period. Tenant must vacate.
Day 25–53
$0–$100
Sheriff / Marshal Lockout
Law enforcement executes writ and removes tenant from property.
Day 45
$50–$200
Cost Breakdown
Filing + Service Fees$175–$375
Attorney Fees (recommended)$1,000–$2,500
Court / Hearing Costs (if contested)$0
Writ + Lockout Execution$50–$300
Lost Rent During Process (2–3 months)$3,000–$4,500
Back Rent Owed (2 months)$3,000
TRUE COST OF EVICTION$7,225–$10,675
Pennsylvania — Tips & Considerations
- In PA, the 10-day notice is for non-payment only — lease violations require 15 days.
- Philadelphia has additional tenant protections including a mandatory diversion program.
- Always serve notice via certified mail AND personal service for proof.
- PA allows appeal within 10 days of judgment — budget for this delay.