Essential data on eviction trends, causes, and prevention strategies for real estate investors managing rental properties

Eviction remains a major housing and property-management issue in the United States. From 2000 to 2018, landlords filed an average of 3.6 million eviction cases annually.

For real estate investors, understanding filing patterns, local procedures, and common causes can support clearer policies and more consistent documentation. Digital rent collection tools can help landlords maintain payment records, send recurring invoices, and communicate about overdue balances before deciding whether legal action is appropriate.

Key takeaways

• Eviction filings remain elevated: Over 1 million eviction cases were filed in tracked jurisdictions in 2024, with 15 of 35 tracked cities exceeding pre-pandemic rates.
• Back rent drives most Pennsylvania evictions: In Pennsylvania cases outside Philadelphia, rent arrears appeared in 93% of eviction filings, highlighting the importance of payment communication and consistent records.
• Geographic variation is significant: Eviction filing rates ranged from 4.0% in Philadelphia to 24.1% in Richmond, showing why landlords must understand local conditions.
• Notice requirements are associated with fewer filings: Requiring notice one to three days before filing was associated with 63.1% fewer annual eviction filings after researchers controlled for other factors.
• Landlords received favorable judgments in most analyzed Pennsylvania cases: In Pennsylvania cases outside Philadelphia, 71% of case outcomes favored landlords in 2025. The data does not show that tenant screening prevents eviction.
• Serial filing is concentrated: The top 30 properties in Harris County filed 8% of all eviction cases, showing that filing activity can concentrate at specific properties.

Understanding the scope of eviction in the U.S.

Eviction filings affect landlords, tenants, courts, and local housing markets. National and regional statistics provide useful context, but filing rates and legal procedures vary significantly by jurisdiction.

1. Landlords filed an average of 3.6 million eviction cases annually from 2000 to 2018

Between 2000 and 2018, landlords filed an average of 3.6 million eviction cases per year across the United States. This equates to roughly 10,000 filings per day during the period analyzed.

A filing does not necessarily mean that a tenant was physically removed. Cases may be withdrawn, dismissed, settled, or resolved through payment.

2. Over 2.7 million households received eviction filings annually from 2000 to 2018

From 2000 to 2018, an average of 2.7 million households received eviction filings each year. The number of households was lower than the number of cases because some households received multiple filings.

3. Over 1 million eviction cases filed in tracked jurisdictions in 2024

Landlords filed over 1 million eviction cases in 2024 across jurisdictions tracked by Princeton's Eviction Lab. The figure applies to tracked locations rather than every jurisdiction in the United States.

4. Eviction filing rate reached 8.0% across tracked ETS cities in 2024

Across the 35 cities in Eviction Lab's tracking system, the filing rate was 8.0% in 2024. Including tracked state-level data, the rate was 7.6%.

This means that tracked cities recorded eight filings for every 100 renter households. Local rates may be substantially higher or lower.

5. Eviction filings hit 1.23 million in 2025

A total of 1.23 million eviction cases were filed across all tracked sites in 2025, representing a 3.2% decline from the post-pandemic average.

The figure covers Eviction Lab's tracked jurisdictions and should not be presented as a complete national total.

Tenant eviction: Key causes and early interventions

The causes of eviction vary by case and jurisdiction, but unpaid rent appears frequently in filing data. Recurring invoices, payment reminders, clear policies, and complete records can support a more consistent collection process.

Baselane's automated rent collection includes recurring invoices, payment reminders, online payment options, and configurable late fees. These tools document payment activity but do not guarantee that tenants will pay or prevent eviction.

6. Rent arrears appear in 93% of Pennsylvania eviction filings outside Philadelphia

Rent arrears appeared in 93% of eviction filings in Pennsylvania cases outside Philadelphia. This finding applies to the cases and geography analyzed rather than all eviction filings nationwide.

For landlords managing multiple properties, automated invoicing and late fees can support a consistent payment process. Landlords must still follow lease terms and applicable state and local laws.

7. Over 28% of eviction defendants were more than 3 months behind

Among tenants facing eviction in the analyzed Pennsylvania data, 28.4% were behind by more than three months in rent payments in 2024, up from 26.4% before the pandemic.

This finding shows the prevalence of severe arrears in the dataset. It does not establish that a specific collection method would have prevented those cases.

8. Additional judgment fees can increase tenant debt by as much as 21%

Additional fees and charges included in Pennsylvania eviction judgments can increase tenant debt by as much as 21%.

These added amounts can make it harder for tenants to resolve an outstanding balance. The fees included in a judgment depend on the case, lease, court, and applicable law.

9. Attorney fees in judgments have nearly doubled since pre-pandemic

Attorney fees included in Pennsylvania eviction judgments have nearly doubled compared with pre-pandemic levels.

This statistic describes fees in the analyzed judgments. Tenant screening can provide applicant information before a lease is signed, but it should not be described as preventing eviction or guaranteeing payment.

Navigating the eviction process: What landlords need to know

Eviction procedures vary by state, county, and city. Required notices, filing rules, hearing schedules, payment options, and enforcement procedures may all differ.

Landlords should maintain complete records and consult current legal requirements before taking action.

10. Median eviction case length is 24 days in Harris County

From filing to judgment, the median eviction case takes 24 days in Harris County, Texas.

This figure reflects the local dataset and should not be generalized to other jurisdictions. Contested cases, appeals, court schedules, and procedural requirements can extend the timeline.

11. Landlords received favorable outcomes in 71% of Pennsylvania cases outside Philadelphia in 2025

Judgment for the landlord occurred in 71% of eviction cases in Pennsylvania outside Philadelphia in 2025, down from 81% before the pandemic.

The result applies to the analyzed cases and does not mean landlords will receive favorable outcomes in every properly filed case. The data also does not show that tenant screening prevents eviction.

12. Default judgments account for 37% of Harris County cases

More than one-third of eviction cases in Harris County resulted in default judgments in which tenants did not appear in court.

The source connects this pattern to potential barriers such as limited court access, confusion about the process, and fear of appearing. A default judgment does not by itself explain why the tenant failed to attend.

13. Case withdrawal rates doubled to 15%

The percentage of eviction cases withdrawn increased to 15% in 2024, up from 7% in 2018.

Withdrawals may occur for several reasons, including payment, settlement, procedural issues, or a landlord's decision not to continue. The data does not establish one cause for every withdrawal.

14. Two-thirds of judgments include pay-and-stay provisions

Among cases in which judges ruled for landlords, 66% included pay-and-stay provisions allowing tenants to avoid removal by paying the full judgment amount.

Availability and terms of pay-and-stay provisions depend on applicable law and the individual case.

Eviction records and tenant screening

Tenant screening may include credit information, identity verification, income records, criminal records, and eviction history. Landlords should use lawful, written criteria and apply the same process to every applicant.

An eviction record should not automatically determine an application outcome without considering accuracy, disposition, timing, applicable laws, and the landlord's documented criteria.

15. Top 30 properties filed 8% of all Harris County evictions

Eviction filings were concentrated among specific properties, with the top 30 properties in Harris County responsible for 5,817 evictions, or 8% of all cases filed in 2024.

This concentration may reflect property size, tenant population, management practices, local conditions, or other factors. The data does not establish one cause.

16. 24 of the 30 highest-evicting properties filed against one-third of tenants

Among the highest-filing properties, 24 of the top 30 filed eviction cases against more than one-third of their tenants.

This statistic shows that repeated filings can concentrate at particular properties. It does not identify screening, tenant behavior, or management policy as the sole cause.

17. Eviction hotspots account for 58% of filings in some cities

In Greenville, South Carolina, eviction hotspots account for 58.2% of all cases filed, with the top 100 buildings responsible for 2,293 eviction cases in 2024.

This pattern shows that filings are not distributed evenly across rental properties.

18. Women comprise 58% of eviction defendants

Although women represented 53% of the renting population in the analyzed data, women appeared on 58% of eviction filings.

This disparity provides important context for housing policy and fair housing analysis. Landlords should use consistent, lawful policies and avoid criteria that intentionally or unlawfully discriminate against protected groups.

19. Black renters face disproportionate eviction filings

In 2025, Black renters represented 28% of renters but were named in an estimated 39% of eviction filings across tracked locations.

In greater Milwaukee, 66% of filings named Black renters, who made up 36% of the renter population. These disparities underscore the importance of consistent policies and compliance with fair housing laws.

Harris County eviction process: A Texas case study

Harris County, which includes Houston and surrounding areas, provides detailed data on filing volumes, court outcomes, and property-level concentration.

Landlords operating in the area should review current Texas landlord-tenant law and applicable local procedures before issuing notices or filing a case.

20. Harris County recorded 76,321 eviction cases in 2024

Harris County recorded 76,321 eviction cases in 2024, equal to roughly one filing for every 10 renter households.

The number reflects case filings rather than completed removals.

21. Harris County filings run 30% above historical average

Eviction filings from 2022 to 2024 ran 30% higher on average than the 2010-2019 historical average.

This comparison shows that recent filing activity remained above the prior baseline during the period analyzed.

22. One Harris County court cut default judgments by 44% after adding a diversion facilitator

In Judge Steve Duble's court, default judgments fell 44% after a diversion facilitator was introduced.

The cited data measures the change in default judgments. It does not report payment recovery, settlement amounts, or the long-term outcomes of the cases.

Regional variations: Cities with the highest and lowest eviction rates

Eviction rates vary considerably across metropolitan areas. Local laws, court procedures, rental-market conditions, assistance programs, filing practices, and property characteristics may all affect the numbers.

23. Phoenix landlords filed a record 86,946 eviction cases in 2024

Phoenix landlords filed a record-breaking 86,946 eviction cases in 2024. The city's eviction filing rate reached 14.3%, compared with the 8.0% average across tracked ETS cities.

The number was approximately 23,000 filings higher than a typical pre-pandemic year.

Richmond, Virginia, recorded the highest eviction filing rate among tracked cities at 24.1% in 2024, or nearly one filing for every four renter households.

Philadelphia maintained the second-lowest filing rate at 4.0%, while New York City filings remained at 52% of pre-pandemic levels. These differences show how local conditions and policies can correspond with substantially different filing patterns.

Policy impact: Notice requirements and eviction filings

Legal procedures can affect when and how landlords file eviction cases. Research cited by NLIHC found that requiring notice before filing was associated with lower filing activity.

Requiring notice one to three days before filing was associated with 63.1% fewer annual eviction filings after researchers controlled for other state policies and county characteristics.

This is an association, not proof that notice requirements alone caused the entire difference. Notice periods may give tenants time to pay, seek assistance, communicate with the landlord, or make other arrangements.

Baselane's rent collection tools can send recurring invoices and payment reminders while maintaining payment records. These product features do not replace legally required notices or determine whether an eviction filing is appropriate.

How landlords can manage eviction-related risk

Eviction may involve unpaid rent, lease violations, documentation issues, local procedures, and circumstances beyond a landlord's control. No platform or screening process can guarantee that an eviction will not occur.

Landlords can use consistent processes to document applications, leases, payments, and tenant communication:

• Document rent collection: Send recurring invoices, record payments, and maintain copies of payment reminders and account activity.
• Use consistent screening criteria: Review authorized credit, income, identity, criminal, eviction, and rental-history information according to written and lawful standards.
• Use clear lease documents: Create lease agreements that explain payment dates, fees, responsibilities, and other material terms.
• Address overdue balances promptly: Communicate early and document any payment arrangement or notice.
• Follow local procedures: Confirm current notice, filing, hearing, and enforcement rules before taking legal action.

Baselane provides individual tools for rent collection, tenant screening, and digital leases. Baselane is primarily a banking and bookkeeping platform rather than a full property management system.

Its tools can help landlords maintain application, lease, and payment records, but they do not guarantee payment, prevent eviction, determine legal compliance, or replace legal advice.