How fast can you close on my house?

We can close in as little as 7-21 days depending on funding and title work. You choose the closing date that works best for your timeline.

Do I need to make repairs before selling?

No. We buy houses in any condition - as-is. No repairs, no cleaning, no staging required. We handle everything after closing.

Are there any fees or commissions?

No. There are no realtor fees, no commissions, and we cover all closing costs. The offer we make is the amount you receive.

What types of properties do you buy?

We buy single family homes, townhouses, rowhouses, condos, multifamily properties, duplexes, triplexes, land, and infill lots in DC, Maryland, Virginia, and Florida.

Do you buy houses in foreclosure?

Yes. We specialize in helping homeowners avoid foreclosure with a fast cash sale. We can close quickly to help you protect your credit and walk away with cash.

Can you buy my house if it has problem tenants?

Yes. We buy tenant-occupied properties including those with problem tenants. We handle the tenant situation after closing so you can move on stress-free.

Do you buy inherited or probate properties?

Yes. We specialize in buying inherited and probate properties. We understand the process and can work with your attorney or handle properties still in probate.

What if my house has code violations or liens?

We buy houses with code violations, liens, title issues, and other problems that make traditional sales difficult. We handle the resolution as part of the purchase.

Eviction in Washington, DC: A Landlord’s Guide to Selling Without the Stress

If you are a landlord in Washington, D.C. dealing with a non-paying tenant, a squatter, or a lease violation, you know the frustration firsthand. Whether your property is in Capitol Hill, Petworth, or Georgetown, a bad tenant can turn a valuable asset into a legal quagmire.

In the District, the eviction process is handled by the Superior Court of the District of Columbia (Landlord and Tenant Branch) and enforced by the U.S. Marshals Service. Unlike Maryland or Virginia, D.C. has some of the strictest tenant protections in the nation. You generally cannot evict without “Just Cause,” and the Tenant Opportunity to Purchase Act (TOPA) creates a unique layer of complexity when you try to sell.

This guide is designed to help landlords in Anacostia, Brookland, and Adams Morgan understand the specific D.C. eviction timeline and how to sell your rental property effectively, even with a tenant in place.

The D.C. Eviction Timeline (The “Hard Way”)

Evictions in D.C. are governed by the Rental Housing Act. You must follow these steps precisely, or your case will be dismissed.

Step 1: The Formal Notice Before filing, you must serve the correct notice.

10-Day Notice (Non-Payment):New for 2026. Under the RENTAL Act, you must give the tenant 10 days (formerly 30) to pay the full balance or move out.
- Restriction: You generally cannot file an eviction if the tenant owes less than $600.
30-Day Notice to Correct or Vacate: For lease violations (e.g., unauthorized pets, noise). The tenant has 30 days to fix the issue. If they fix it, you cannot evict.
10-Day Notice (Dangerous Crimes): For tenants arrested or charged with violent crimes on the property.

2026 Pro Tip – The “Business License” Trap: In D.C., you cannot file for eviction if you do not have a current Basic Business License (BBL) with a “Residential Housing” endorsement. You must also be registered with the Rental Accommodations Division (RAD). If you are an “unlicensed” landlord, the court will dismiss your case immediately, and you may be liable for back rent.

Step 2: Filing the Complaint If the notice expires and the tenant hasn’t paid or moved, you file a “Complaint for Possession of Real Estate” at the Landlord and Tenant Branch (Building B).

Where: 510 4th Street, NW, Washington, DC 20001.
The Summons: You must serve the tenant with a summons to appear in court. Under the new rules, the hearing is scheduled roughly 14 days after filing.

Step 3: The Initial Hearing & Mediation You (or your attorney) must appear.

Roll Call: If the tenant doesn’t show up, you may get a default judgment (after a soldier’s affidavit check).
Protective Order: If the case is delayed, you can ask the judge to order the tenant to pay future rent into the Court Registry while the case is pending.
Settlement: Most cases go to mediation. Be prepared for the tenant to request a “redemption period” to pay off the debt.

Step 4: The Judgment & Writ of Restitution If you win (at trial or by default), you get a “Judgment for Possession.”

The Writ: You must file for a Writ of Restitution to order the U.S. Marshals to evict.
The Cost: Total fee is approximately **$213.00** ($10 Court + $195 US Marshal + $8 Admin).
Expiration: The Writ is valid for 75 days.

Step 5: The U.S. Marshals Eviction The U.S. Marshals Service handles the physical eviction.

Scheduling: They will contact you to schedule the eviction date.
The Lockout: The Marshals arrive, clear the property of people, and oversee the lock change.
Belongings: Unlike nearby counties, you generally must remove the tenant’s property to the curb while the Marshals are present.

The Hidden Costs of Eviction (and TOPA)

Evicting in D.C. is uniquely expensive and slow.

Lost Rent: Even with the new 10-day notice, the backlog and mandatory mediation often mean the process takes 4-8 months. In neighborhoods like Shaw or Navy Yard, that is $12,000 – $30,000+ in lost income.
Legal Fees: D.C. has a robust network of free tenant lawyers. If your tenant gets a lawyer, expect your legal fees to triple.
TOPA Delays: Selling is not a quick escape. The Tenant Opportunity to Purchase Act (TOPA) gives tenants the right to match any offer you receive. This can delay your sale for months while the process plays out.

Your Options: Evict or Sell?

Option 1: Finish the Eviction (Keep the Stress) You continue paying the mortgage and taxes. You navigate the “Landlord and Tenant” building on 4th Street, ensure your BBL is active, and hope the tenant doesn’t appeal the judgment.

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

We Buy Washington, DC Rental Properties.

We Trigger TOPA: To sell your property, you need a bona fide cash offer to present to the tenants. We provide that contract.
We Wait: Once our offer triggers the TOPA timeline, we wait for the tenants to exercise their rights or let the clock expire. Unlike a regular buyer who may get scared off by the paperwork, we understand the process and will stay in the deal until we can legally close.
We Buy the Lease: Once TOPA is cleared (either waived or expired), we buy the property with the tenant still inside. You don’t need to complete the eviction yourself.

Important Contact Information

D.C. Superior Court – Landlord and Tenant Branch
- Address: 510 4th Street, NW, Building B, Room 110, Washington, DC 20001
- Phone: (202) 879-4879
- Website: dccourts.gov
U.S. Marshals Service (D.C. Superior Court)
- Address: 500 Indiana Avenue, NW, Room C-250, Washington, DC 20001
- Phone: (202) 616-8633
- Website: usmarshals.gov

Stop The Bleeding. Sell Your Rental Today.

If you are tired of chasing rent, dealing with TOPA, or navigating the D.C. courts, we can help. Fill out the form below for a fair cash offer on your rental property.

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Areas We Serve in Washington, DC

We provide solutions for landlords across the District, including but not limited to:

Capitol Hill
Petworth
Columbia Heights
Anacostia
Deanwood
Georgetown
Brookland

More Resources for Landlords

Facing Tax Issues? Visit our guide on Tax Delinquency in Washington DC.
Inherited a Rental? Visit our guide on Probate & Inheritance in Washington DC.
Back to Main Guide: Return to our overview on Evictions.

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.