A proper summons must be served on the tenant, who is then given a very short time (about 5 days, usually) to file papers defending against the suit. If the tenant fails to file any papers, then the landlord asks the court clerk to enter the tenant's "default." This enables the landlord to go straight to getting a "judgment" and the actual eviction - without having to go through a trial.

Set the case for trial
If the tenant does file opposition papers, then the case will probably be set for trial - within a very short time, compared to other civil cases. In most states, either party may demand a jury trial. Jury trials are usually more expensive than a judge trial, because the jury members are entitled to fees (not much, but it can add up), the more time it will take your lawyer to prepare to handle a jury, and the fact that a jury trial usually takes longer than a judge trial.

Obtain a judgment against the tenant
If you win the trial, you will obtain a "judgment" against the tenant, awarding you possession of the property. If the tenant does not leave the premises, you may ask the judge for a "writ" ordering the sheriff or marshal to physically throw the tenant out if she doesn't leave within a certain period of time (usually pretty short, about 5 days).

The tenant's lawyer might be able to persuade the judge to give her a "stay" - extending this period for a week or so, to give her more time to find another place. Also, she might get a stay if she appeals the court's judgment. The judgment might include an award of money damages. This might cover unpaid rent, damage to the premises, lawyer's fees, and court costs (filing fees and the like). If the tenant doesn't pay, you might try to collect it by garnishing the tenant's wages or putting a lien on her car or other property or you might be able to deduct the award from the tenant's security deposit.

Don't Forget Your Duty To Repair

There are some maintenance and repairs that landlords are required to perform. States, counties and cities have housing codes that require every landlord to provide "the basics" such as hot & cold running water, a roof that doesn't leak, safe wiring, and the like. You must provide habitable premises when the tenant moves in and make repairs to these basics as they are needed.

In addition, communities have health codes that require property owners (including landlords) to keep their premises free of rats, mice, and other vermin. And there will probably be a fire code that requires you to keep the place free of flammable materials and dangerous wiring.
              
And finally, don't forget the lease or rental agreement. If you promised to repair or maintain something - even if it is not a "basic" - you must keep his promise. Thus, if the lease requires you to paint the rooms periodically, to clean the swimming pool, or to provide a doorman, you must do this.


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