Eviction Process Maryland – What You Need to Know

If you’re a landlord thinking about removing a tenant, or a renter wondering why you got a notice, you’ve landed in the right spot. Maryland’s eviction rules are clear, but they can feel like a maze if you don’t know the steps. Below we break down the whole process, point out the key forms, and share quick tips to keep things smooth.

How Eviction Starts in Maryland

Everything begins with a written notice. The type of notice you give depends on why you’re ending the tenancy. For unpaid rent, you’ll need a 14‑day Notice to Pay Rent or Quit. If the lease is broken for other reasons—like a pet violation or illegal activity—you’ll typically use a 30‑day Notice to Cure or Quit. The notice must be delivered in person, by certified mail, or posted on the door with the tenant’s name visible.

Skip the notice, and you’ll likely lose your case in court. Maryland law requires landlords to give the proper notice period before filing a complaint. A common mistake is sending a “pay‑or‑leave” notice that only gives 7 days; the court will dismiss it because the law says 14 days.

What Happens After the Notice

When the notice period ends and the tenant hasn’t fixed the issue or moved out, the next step is filing a complaint in the District Court where the property is located. You’ll need to fill out a Complaint for Quo Warranto form and pay the filing fee (usually around $70). The court then issues a summons, giving the tenant a chance to answer within 15 days.

If the tenant answers, the case moves to a hearing. Both sides can bring evidence—lease agreements, payment records, photos, or text messages. The judge decides whether the eviction is justified. If the judge rules in your favor, you’ll receive a Warrant of Restitution, which authorizes the sheriff to remove the tenant and their belongings.

Tenants have a right to appear in court and can raise defenses like improper notice, retaliation, or the landlord’s failure to maintain the property. Knowing these defenses helps landlords avoid costly mistakes and helps tenants protect their rights.

Once the warrant is issued, the sheriff will set a date—usually within a few days—to carry out the eviction. The landlord can then change the locks and take possession of the unit. Remember, self‑help evictions (changing locks without a warrant) are illegal in Maryland and can result in penalties.

Here are a few quick tips to keep the process hassle‑free:

• Document everything. Keep copies of notices, payment logs, and any communications.
• Follow the exact notice periods. The courts won’t look kindly on shortcuts.
• Consider mediation. Many counties offer free mediation services that can resolve disputes without a judge.
• Know the tenant’s rights. Knowing the defenses can help you avoid a surprise loss.

Whether you’re a landlord trying to protect your investment or a tenant fighting an unfair notice, understanding Maryland’s eviction process saves time, money, and stress. Keep these steps handy, stay on the right side of the law, and you’ll navigate the system with confidence.