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

The eviction landscape in America presents a critical challenge for landlords and tenants alike, with an average of 3.6 million eviction cases filed annually from 2000 to 2018 across the United States. For real estate investors, understanding these numbers is not just about awareness but about implementing systems that prevent costly eviction proceedings. Platforms offering integrated rent collection and tenant management tools help landlords address the root causes of eviction before they escalate to court filings.

Key Takeaways

• Eviction filings remain elevated: Over 1 million eviction cases were filed 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 value of early payment communication and consistent documentation
• Geographic variation is significant: Eviction filing rates ranged from 4.0% in Philadelphia to 24.1% in Richmond, highlighting the importance of local market knowledge
• Policy interventions show promise: Requiring notice one to three days before filing was associated with 63.1% fewer annual eviction filings after controlling for other factors
• Landlord outcomes remain strong: In Pennsylvania cases outside Philadelphia, 71% of case outcomes favored landlords in 2025, but 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 how eviction activity concentrates at specific properties

Understanding the Scope of Eviction in the U.S.

The scale of eviction in America represents one of the most significant housing stability challenges facing both landlords and tenants. These national statistics provide context for understanding where your rental properties fit within the broader landscape of housing court activity.

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 nation. This staggering volume translated to approximately 10,000 eviction filings every single day, placing enormous strain on court systems and housing stability.

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. Many households received multiple filings from serial filers, meaning the number of affected families was slightly lower than the total case count but still represented a housing crisis requiring systematic solutions.

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. This represented a partial return to pre-pandemic levels after the historic drop during moratorium periods.

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 meant 8 eviction filings occurred for every 100 renter households in tracked areas, providing a baseline to help landlords contextualize their local market conditions.

5. Eviction filings hit 1.23 million in 2025

The most recent data shows 1.23 million eviction cases were filed across all tracked sites in 2025, representing a 3.2% decline from the post-pandemic average. While this modest decrease suggests some stabilization, filing volumes remain historically elevated in many markets.

Tenant Eviction: Key Causes and Preventative Measures

Understanding why evictions happen provides the foundation for preventing them. The data reveals clear patterns that landlords can address through better systems, communication, and early intervention. Implementing automated rent collection and proper tenant vetting significantly reduces eviction risk.

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

The overwhelming majority of evictions stem from unpaid rent, with rent arrears appearing in 93% of eviction filings in Pennsylvania cases outside Philadelphia. This single statistic underscores why automated payment reminders and consistent collection processes form the first line of defense against eviction proceedings.

For landlords managing multiple properties, setting up automated invoicing and late fees creates consistency that helps tenants stay current on payments.

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

Among tenants facing eviction, 28.4% were behind by more than three months in rent payments in 2024, up from 26.4% before the pandemic. This increase in severe delinquency suggests landlords need earlier intervention strategies rather than waiting for payment gaps to compound.

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%. This escalation makes it even harder for tenants to resolve arrears and often guarantees the eviction proceeds rather than reaching a payment arrangement.

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. For landlords, this financial reality makes prevention through proper tenant screening and payment management far more cost-effective than pursuing eviction after problems develop.

Navigating the Eviction Process: What Landlords Need to Know

The eviction process varies significantly by jurisdiction, but understanding typical timelines and outcomes helps landlords plan appropriately. Proper documentation throughout the tenancy makes legal proceedings smoother when they become necessary.

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 timeline represents one of the faster jurisdictions, as many areas require 30 to 90 days or longer to reach resolution.

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. While landlords still win most cases, the declining success rate reflects increased tenant protections and the importance of thorough documentation. However, the data does not show that tenant screening prevents eviction.

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

Over one-third of eviction cases in Harris County resulted in default judgments where tenants did not appear in court. The source links the high default rate to barriers such as limited court access, confusion about the process, and fear of appearing in court.

13. Case withdrawal rates doubled to 15%

The percentage of eviction cases withdrawn increased to 15% in 2024, up from 7% in 2018. This higher withdrawal rate often indicates landlords and tenants reached payment agreements before proceeding to judgment.

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

Among cases where judges ruled for landlords, 66% included pay-and-stay provisions allowing tenants to avoid eviction by paying the full judgment amount. Understanding this common outcome helps landlords evaluate whether pursuing eviction makes financial sense.

Eviction Records and Tenant Screening: Mitigating Future Risks

The best eviction is one that never happens. Comprehensive tenant screening services that include eviction history checks help landlords identify high-risk applicants before signing a lease. The data shows clear patterns in who files evictions and who gets evicted.

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

Eviction filings concentrate 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 suggests management practices significantly impact eviction rates.

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

Among the highest-evicting properties, 24 of the top 30 filed eviction cases against more than one-third of their tenants. For prospective tenants researching properties, this pattern serves as a warning sign. For landlords, it shows how eviction filing activity can become concentrated at a small number of properties, though the data does not identify screening as the 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 extreme concentration shows that eviction filings are not evenly distributed and are heavily concentrated at specific properties.

18. Women comprise 58% of eviction defendants

Despite representing 53% of the renting population, women appear on 58% of eviction filings. This disparity has significant implications for fair housing compliance and suggests landlords should review their screening criteria for potential bias.

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, this disparity is even more pronounced, with 66% of filings naming Black renters who make up just 36% of the renter population.

Harris County Eviction Process: A Texas Case Study

Harris County, home to Houston and surrounding areas, provides a detailed look at eviction patterns in a large, landlord-friendly jurisdiction. Understanding Texas landlord-tenant law helps investors navigate this active market.

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

With 76,321 eviction cases filed in 2024, Harris County sees roughly one filing for every 10 renter households. This volume makes Harris County one of the nation's most active eviction jurisdictions.

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 sustained elevation suggests structural changes in the rental market rather than temporary post-pandemic adjustments.

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 default judgments but does not report landlord payment recovery.

Regional Variations: Cities With the Highest and Lowest Eviction Rates

Eviction rates vary dramatically across metropolitan areas, creating very different operating environments for landlords. Understanding your local market context helps set appropriate expectations and policies.

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

Phoenix landlords filed a record-breaking 86,946 eviction cases in 2024, translating to one eviction every six minutes. The city's eviction filing rate of 14.3% far exceeds the 8.0% average across tracked ETS cities in 2024 and represents 23,000 more evictions than a typical pre-pandemic year.

Richmond, Virginia recorded the highest eviction filing rate at 24.1% in 2024, meaning nearly one eviction filing for every four renter households. This extreme rate suggests systemic issues beyond individual tenant circumstances.

In contrast, Philadelphia maintained the second lowest filing rate at just 4.0%, while New York City's filings remained at 52% of pre-pandemic levels, demonstrating how local policies shape eviction outcomes.

Policy Impact: How Notice Requirements and Interventions Reduce Evictions

Legal frameworks significantly influence eviction rates, with certain policy interventions showing measurable success in reducing housing instability while still protecting landlord property rights.

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 dramatic difference suggests that formal notice periods give tenants opportunity to cure defaults or make arrangements before cases reach court.

For landlords, this data supports implementing clear communication protocols and payment reminder systems before pursuing legal action. Platforms offering automated rent collection with reminders create a paper trail that satisfies notice requirements while giving tenants multiple opportunities to resolve arrears.

How Landlords Can Reduce Eviction Risk

Eviction is costly, time-consuming, and often tied to preventable issues such as missed rent, weak screening, and poor documentation. Baselane helps landlords address these risks early with integrated rent collection, tenant screening, and lease management tools.

• Automate rent collection: Send recurring invoices, payment reminders, and late fee notices to reduce missed payments and create a clear payment record.
• Screen tenants before signing: Review credit, income, criminal history, and eviction records to make more informed leasing decisions.
• Use compliant lease documents: Create clear lease agreements that outline payment terms, fees, and tenant responsibilities.

With eviction filings remaining elevated across tracked jurisdictions in 2025, landlords in 2026 need systems that support early intervention. Baselane brings payment tracking, screening, and lease tools into one platform, helping landlords manage tenant risk before unpaid rent turns into a court filing.