MD Landlord Resources

Eviction Prep

Maryland Eviction INFO Link: https://www.mdcourts.gov/legalhelp/housing#rentcourt 

STEPS

1. Rent is considered late the day after it's due (unless otherwise agreed upon in the lease agreement).

2. If full rent is not received, Give Proper notice to the tenant by Sending a completed copy of the "Notice of Intent to File Failure to Pay Rent Form". This gives them a 10 day grace period to pay their past due rent (and any past due fees) before you go to the courthouse and file the official complaint. Here are the ways for you to give your tenant their 10-day notice.

   1. 1. Mail to tenant by First Class mail with certificate of mailing

      2. Email to Tenant and Post To Tenant Portal

      3. Post on Tenant Door

3. Go to the Court House to File the FTP - FAILURE TO PAY RENT - LANDLORD'S COMPLAINT FOR REPOSSESSION OF RENTED PROPERTY (REAL PROPERTY Section 8-401).Form and Get a Court Date. This can be done 10 days after you have provided the tenant with the Notice of Intent to File Failure to Pay Rent Form

   1. For Maryland they say you can go to any District Court location. 

      1. However, you should go to The Hyattsville District Courthouse is located at: 4990 Rhode Island Avenue, Hyattsville, MD 20781 

      2. Baltimore City civil forms can be found at the Fayette and Gay Street location ONLY.

   2. This is a sample of the Failure to Pay Rent Form (DC-CV-082) so that you know what information you need to complete it. However, you need to fill out the form at the court. The actual form is a carbon copy form that has 6 copies. So make sure you press hard when you write. 

   3. Bring a Checkbook

      1. $50 check to District Court of Maryland

      2. $10 check to Sheriff Department

   4. You will get a court date at the court. It is listed on your receipt. The court date is typically around 2 weeks away.

4. Apply for ERAP Emergency Rental Assistance (while you wait for your court date to come up)

   1. PG County ERAP - Link to Emergency Rental Assistance Program

      2. 1. Email: ERAP@co.pg.md.us or call ERAP Call Center 301-883-6504.

         2. Step by Step Guide on How to Submit a Successful Application is HERE.

5. Go to Court

   1. Provide evidence at the trial

      2. 1. Tell them that you entered into a lease agreement with the tenant on XYZ date stating that they would pay XYZ rent. 

         2. As of today, tenant has failed to pay rent for XYZ months. 

            1. 1. This should correspond to Line 8 on the Failure to Pay Rent Form (DC-CV-082 form. If line 8 is not correct, ask to amend Line 8 and provide the correct amount that the tenant owes. Be prepared to provide proof. 

         3. For this reason you are seeking eviction and monetary damages. 

   2. Bring a copy of the following

      2. 1. Rent Ledger

         2. Lease

         3. Rental License

         4. MDE Lead Cert (if applicable)

         5. Etc. (Property Management representation agreement with landlord if you manage your properties through an LLC). 

   3. Get Judgement from the judge.

      1. Sometimes the judge will give you a copy of the judgement that day

      2. Judgement can be picked up 5 days after the court hearing date.

      3. Judgement options

         2. 1. In Favor of Landlord

               2. 1. If the tenant shows up and consent to owing the amount, then the judge will grant the Landlord the judgement, and give them a 30 day stay. That means that they will not process your Warrant of Restitution for 30 days. 

                  2. If the tenant does not show up, then the judge may find in favor of the landlord, without the 30 day stay. 

            2. In Favor of Tenant

            3. Case Dismissed

               2. 1. If landlord doesn't show up.

                  2. If neither party shows up.

            4. Continue/Extend case to a new date

6. File Writ/Warrant of Restitution. This can be filed 7 after the judgement is entered. 

   2. 1. Sources online say that you can file the warrant of restitution 4 business days after the judgement, but the presiding judge says you have to wait 7 days after the judgement to file the Writ of Restitution.

      2. You have 60 days from the date of the judgement to file the WOR to get the person physically evicted by the Sheriff. 

7. File for Wage Garnishment after you Obtain a Judgement (optional)

   2. 1. File a Request for Writ of Garnishment of Wages - DC-CV-065

         1. Link to How to Garnish Wages to Collect on a Judgement.

         2. Common Terms

            1. The person who starts the process is called the judgment creditor or plaintiff.

            2. The person who owes the creditor is the judgment debtor or defendant. 

            3. The person holding the property of the defendant, or who is indebted to the defendant, is the garnishee. A garnishee can be a bank, an employer or other person who holds property that belongs to the judgment debtor. 

            4. Judgements are enforceable in Maryland for 12 years and can be renewed. Interest accrues on judgements at the legal rate of 10% or 6%

               2. 1. See Court Record Requests for info on how to get a copy of your judgement(s).

      2. File a Request for Garnishment of Property Other than Wages (DC/CV 60)  to garnish a bank account. 

         1. You must provide the name and address of the debtor's financial institution.

      3. 30 days after the Writ of Garnishment has been issued, file the Request for Judgment - Garnishment.

8. Call the Sheriff office for the eviction date 301-780-8600

   2. 1. Continue filing Failure to Pay Rent Notices and getting the Writ of Restitution for any new month the rent has not been paid. 

      2. When the sheriff eviction happens, hand them a copy of all of the writs that you have received. 

      3. If the tenant doesn't pay off all their past due judgements to you as represented by the writs then you can evict them on the day of the sheriff of the eviction. 

      4. For the sheriff eviction you need to hire an eviction company or be able to get a number of movers there at the time of the eviction to move the tenants belongings out. 

         2. 1. The Sheriff will request a specific number of people based on the size of your property and its location.

               1. Example: 16 people for a 2 bedroom

            2. There have been cases where clients request 15 people for a 3 bedroom townhouse and cases where up to 25 people have been requested for similar jobs a few zip codes away.

            3. The Sheriff will let you know how many people you need when a specific date is assigned to your case after they receive the warrant for restitution.

            4. Sample Eviction company: https://moversonduty.com/prince-georges-county-eviction-movers.html  - This company only moves stuff to the curb

            5. Also you will need a junk removal company like https://mdjunk.com/ to remove the belongings from the curb the day after the eviction if the tenant has not collected their belongings. 

            6. Lastly you will need a locksmith on site to get into the house if you don't have a key or if the tenants changed the locks. And your locksmith can also help you change the locks so they no longer have access to the house. 

            7. Turn on the electric in your name (so that your alarm system will work). 

            8. Add an alarm system to the house. An easy one to use is Simplisafe.com or Ring.com. 

Washington Gas

• Turn On Service

• Sign up for the Automatic Name Change Program (ANCP) so that when tenants move out, they bill will automatically go to your name. 

  • • Why is this helpful?

      • You can charged an extra fee every time you sign up for service. If you have a landlord ANCP agreement in place, then that fee for turning on service is waived.

      • In the winter time, if a tenant moves out, you may want to keep the gas on so that the pipes don't burst in the house. 

    • How ANCP works?

      • Step 1: Download and fill out the ANCP enrollment contract.

      • Step 2: Email the completed form to ANCP@washgas.com or fax it to 703-750-4441. Washington Gas will confirm receipt of the contract via email and provide a confirmation number within 7-14 business days.

    • More Information

      • When the unit is leased and a resident/tenant completes a move-in order — either online or through our contact center — the account will be removed from the management company/owner’s name, Washington Gas will transfer service and billing will begin in the new customer’s name.

      • If the gas service is turned off for non-payment prior to the account closing, the ANCP will not be effective. Please check your property for active gas service to ensure the ANCP is effective.

      • For questions or concerns regarding the ANCP program, please contact us at ANCP@washgas.com or call the ANCP Program Support Hotline at 703-750-4299.

  • STOP Service - Link or call Wash Gash at 844-927-4427

Pepco

• Turn On Service - click Start Service

• Sign up for the Property Manager/Landlord Start/Stop Service

  • • Why is this helpful?

      • You can charged an extra fee every time you sign up for service. If you have a landlord ANCP agreement in place, then that fee for turning on service is waived.

      • In the winter time, if a tenant moves out, you may want to keep the service on so that the pipes don't burst in the house. 

•  Pepco_step-by-step-guide

• Start, Stop, Move FAQs

  • STOP Service - Link or call Wash Gash at 844-927-4427

• ​Customer Service: 202-833-7500​