How to evict a tenant in Washington, D.C.: notice, filing and service
In the District of Columbia no tenant can be evicted without a written notice that meets the statute. For unpaid rent the housing provider gives at least 10 days' notice before filing and may not file at all for less than $600 owed. Other violations get 30 days to correct. The complaint requires a valid rental registration and rental license, and the summons has to be served at least 14 days before the first hearing.
What is the basic rule on evictions in D.C.?
D.C. Code 42-3505.01(a)(1) says a tenant may not be evicted from a rental unit, even after the lease or rental agreement ends, as long as the tenant keeps paying the rent the housing provider is entitled to, and a late fee alone cannot be the basis for eviction. No tenant may be evicted for any reason without a written notice that meets that section. Notices for reasons other than nonpayment go to both the tenant and the Rent Administrator. If a notice is posted, a photograph with a readable timestamp must be submitted to the court. If you know the tenant's primary language is another covered language besides English or Spanish, you must give the notice in that language. A court may dismiss the claim, weighing prejudice to all parties, when the notice is missing, the filing came early, the posting photo is missing, or the translation was skipped.
How does a nonpayment case start?
Under 42-3505.01(a-1), the housing provider gives notice of its intent to file for nonpayment at least 10 days before filing, and must not issue that notice when the unpaid rent is under $600. The notice must carry the total owed, a ledger of rent charges and payments for the period, and language that the tenant may stay by paying the balance in full and may defend in court, with contact information for the Office of the Tenant Advocate and the Landlord Tenant Legal Assistance Network, stating that only a court can order an eviction. It goes out by certified mail or a tracked delivery service with return receipt, and by hand delivery to the unit or posting on the front door.
Section 16-1501(b) also bars filing a possession complaint for nonpayment of less than $600, though you may still sue to recover the amount owed.
What about other lease violations and illegal acts?
For a violation of an obligation of the tenancy other than rent, 42-3505.01(b) allows recovery of possession when the tenant fails to correct the violation within 30 days after notice. For an illegal act in the unit or building, subsection (c) requires a court determination that the tenant or an occupant performed it, followed by a 30-day notice to vacate, with a shorter 10-day notice and an expedited hearing within 20 days of filing for cases filed after December 31, 2025 involving a dangerous crime or crime of violence, after the housing provider considers in good faith the means to preserve housing for non-offending occupants. A tenant who is a victim of an intrafamily offense has a defense when that offense is the basis of the notice (subsection c-1).
What must you have to file, and how is the summons served?
A possession complaint is filed in Superior Court under oath, and the court issues a summons in English and Spanish for the tenant to appear and show cause (16-1501(a)). You may not file without a valid rental registration or a claim of exemption and a current license for rental housing, certified when you file and documented at the initial hearing, subject to a waiver the court may grant under the statute (16-1501(c)).
Section 16-1502 requires service at least 14 days before the initial hearing. If the tenant cannot be found, the summons can be delivered to the tenant, left with a resident over age 16, or posted where it can be read. If it is posted, a copy goes first class mail to the premises within 3 calendar days of posting, and a timestamped photograph of the posting must be filed with the court. If you win at trial, judgment and execution for possession are awarded with costs (16-1503).
Example a made-up housing provider is owed $1,800 in unpaid rent and sends the required notice by certified mail and by posting on Monday, December 7, 2026. Filing can come no earlier than ten days later, Thursday, December 17. If the initial hearing is set for Thursday, January 7, 2027, the summons must be served by Thursday, December 24 at the latest, and a posted summons must also be mailed within 3 days of posting.
- Sending the nonpayment notice when the balance is under $600.
- Posting a notice or summons without a timestamped photo for the court.
- Filing without the rental registration and license.
D.C. rules on evictions change often through emergency and temporary legislation, and this post covers only the sections named. Confirm the text in force on the date you serve.
Where does DoorKeeping fit?
DoorKeeping keeps each property's lease, rent ledger and the notices you send together, which is the paper trail a court asks for. You still serve the notice and file the case yourself. DoorKeeping gives general information, not legal advice. Check the current statute and your court's local rules, and talk to a local attorney if the case is contested.
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Questions
- How much notice before a D.C. nonpayment eviction filing?
- At least 10 days, and no notice or filing is allowed when the unpaid rent is under $600 (42-3505.01(a-1) and 16-1501(b)).
- How long before the hearing must a D.C. summons be served?
- At least 14 days before the initial hearing (16-1502).
- Does a D.C. housing provider need a license to file?
- Yes. A valid rental registration or exemption claim and a current rental housing license are required, unless the court waives the license (16-1501(c)).