Dissimilar to foreclosures, which can take some months, evictions may happen within a few short days once the process begins. If you are facing eviction, it is wise to begin searching for a new place to live ASAP. The second thought on your mind must be how you will afford the new security deposit. If you are being evicted and should find a new dwelling, talk to your friends or family about co-signing a new lease or possibly loaning you some money until your case improves.

Here’s how evictions function. Firstly, you will get a notice to pay or leave, or just a notice to vacate. Evidently, the former gives you the option of paying and staying, while the second just tells you to leave. The notice will include the date you should pay your past-due rent as well as the day you must be out of the property if you don’t.

If the landlord asks for a figure you believe to be incorrect, you can debate it. Write your landlord a letter and include any copies of payments made to assist strengthen your situation. Be sure to send it via certified mail, to ensure the landlord did receive your dispute.

At this point, the landlord files a complaint to small claims court. This is a brief explanation to the court as to why you must be evicted. The court will send you a summons, which is the official notice that eviction has started.

You may dispute the notice and beg the court for more time by filing an answer to the summons. Your second option is to strike a deal with the landlord, who may put off the eviction if you pay a lump sum by an agreed upon date. Don’t wait for much at this point; most landlords are ready to keep on once they’ve filed the notice.

If you don’t show up on the court date, the judge usually sides with the landlord, who now has the legal ability to evict you on the date described in the notice, usually just a few days later. If you stay in the apartment, a local sheriff will show up and physically remove you and your things, and you face jail time if you try to re enter the house.

The main lesson here is that once an eviction notice happens, you must act quickly. Contact a landlord-tenant attorney to help with your case, search for a new apartment and speak with loved ones about suggesting you a loan or co-sign for your new place. It’s best to remain on good terms with the landlord, as they may be open to flexible payments.

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