Eviction in Baltimore County: A Landlord’s Guide to Selling Without the Stress

If you are a landlord in Baltimore County dealing with a non-paying tenant, a squatter, or a lease violation, you know the frustration firsthand. Whether your property is in Towson, Catonsville, or Essex, a bad tenant can turn a profitable investment into a financial nightmare.

In Baltimore County, the eviction process is handled by the District Court of Maryland (with three locations) and enforced by the Baltimore County Sheriff’s Office. While the process is faster than in D.C., you must navigate strict notice requirements and the county’s rental licensing laws to get a judgment.

This guide is designed to help landlords in Dundalk, Owings Mills, and Pikesville understand the specific Maryland eviction timeline and how to sell your rental property with the tenant in place to stop the bleeding immediately.

The Baltimore County Eviction Timeline (The “Hard Way”)

Evictions in Maryland are governed by Real Property Article § 8-401. In Baltimore County, you must follow these steps precisely.

Step 1: The 10-Day Notice of Intent You can no longer file for eviction the day rent is late. You must first send a written “Notice of Intent to File a Complaint for Summary Ejectment”.

  • The Rule: You must give the tenant 10 days after receiving this notice to pay the rent before you can file in court.
  • Delivery: It must be sent via first-class mail (with a certificate of mailing) AND posted on the door.

2026 Pro Tip – The Registration Trap: In Baltimore County, you generally cannot obtain a judgment for unpaid rent if your property is not a Registered Rental with the County. If your registration is expired or non-existent, the judge will likely dismiss your case. You must be licensed before the tenant moves in.

Step 2: Filing the “Failure to Pay Rent” (FTP) If the tenant hasn’t paid after the 10-day notice, you file Form DC-CV-082 (Failure to Pay Rent) at the District Court nearest your property (Towson, Catonsville, or Essex).

  • The Cost: The filing fee is approximately $50.00 plus $5.00 per tenant for service.
  • Hearing Date: The court will schedule a “Rent Court” hearing, typically 2 weeks later.

Step 3: The “Rent Court” Hearing You (or your agent) must appear in court. If the judge rules in your favor, you get a “Judgment for Possession.”

  • 4-Day Appeal: After the judgment, the tenant has 4 days to appeal.

Step 4: The Warrant of Restitution Winning the judgment does not evict the tenant. If they refuse to leave, you must file a Petition for Warrant of Restitution (Form DC-CV-081) to order the Sheriff to evict them.

  • Deadline: You cannot file this until 4 days after the judgment.
  • The Cost: Filing fee is $40.00.

Step 5: The Sheriff’s Eviction The Sheriff will schedule the eviction date.

  • The Process: Unlike Prince George’s County, Baltimore County does not always require a massive eviction crew, but you must remove all chattels (belongings) from the property. You cannot lock the tenant out until the Sheriff arrives and signs off.
  • Right of Redemption: The tenant can “Pay to Stay” by paying the full judgment amount (cash or certified funds) up until the Sheriff arrives. They can use this right once every 12 months.

The Hidden Costs of Eviction

Evicting a tenant in Baltimore County is expensive.

  • Lost Rent: The process (10-Day Notice + Court Wait + Warrant + Sheriff Scheduling) often takes 3-5 months. In areas like Towson or Owings Mills, that is $6,000 – $12,000+ in lost income.
  • Legal Fees: If the tenant contests the case or claims you are an “unlicensed landlord,” your legal fees can skyrocket.
  • Property Damage: Angry tenants often leave the property in shambles—leaving behind trash, damaging drywall, or stealing appliances.

Your Options: Evict or Sell?

Option 1: Finish the Eviction (Keep the Stress) You continue paying the mortgage and taxes while receiving zero rent. You navigate the “Rent Court” system in Towson and hope the tenant doesn’t find a loophole in your registration paperwork.

Option 2: Sell With the Tenant In Place (Walk Away) You can sell the property today, regardless of the tenant situation.

We Buy Baltimore County Rental Properties.

  • We Buy the Lease: We inherit the “bad” tenant. You don’t need to evict them.
  • We Buy As-Is: If the tenant trashed the unit, we don’t care. We buy it in current condition.
  • Cash Closing: We can close in as little as 10-14 days, putting cash in your pocket and ending your landlord liability instantly.

Important Contact Information

  • District Court of Maryland for Baltimore County
    • Towson: 120 E. Chesapeake Ave, Towson, MD 21286.
    • Catonsville: 1 Rolling Cross Road, Catonsville, MD 21228.
    • Essex: 8914 Kelso Drive, Essex, MD 21221.
    • Phone: (410) 512-2000.
    • Website: mdcourts.gov/district
  • Baltimore County Sheriff’s Office (Landlord Tenant)

Stop The Bleeding. Sell Your Rental Today.

If you are tired of chasing rent, dealing with squatters, or navigating the Baltimore County District Court, we can help. Fill out the form below for a fair cash offer on your rental property.

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Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm or financial institution. We do not provide legal or tax advice. We recommend all clients consult with their own legal counsel regarding estate matters.