There are many different types of Court actions against tenants, and DMS Properties, LLC ... Residential Real Estate Services will handle each one in a different way and with costs that vary accordingly.
Failure to Pay Rent Action and Warrant of Restitution
The process of going to Court, whether for a Failure to Pay Rent Suit or for a Warrant of Restitution (Eviction), is covered in our Management Fee of 8% of the monthly rent. The only other costs to you for this are the actual Court Costs.
For a Failure to Pay Rent Suit, there is a Filing Fee of $12.00, plus a Sheriff's Service Fee of $5.00 per tenant who is on the lease. In addition, these must be paid in Money Orders, so there is the cost for those.
For a Warrant of Restitution, there is a Sheriff's Service Fee of $40.00 plus the cost of the money orders.
We have recently heard of companies who offer what they call an "Eviction Protection Plan" to their homeowners, whereby they will, for a fee in addition to the monthly management fee, take care of EVERYTHING involved with going to Court. We don't see the logic in this ... other than making additional money for the Management Company. The math is relatively simple ... if the fee is an extra $5.00 per month, you will pay them an additional $60.00 per year to handle something that normally costs you $19.20. Naturally, if you never need to take Court action against the tenants, that $60.00 is lost.
Money Judgment Filings
In the event you lose money because of the tenants' failing to pay rent and/or damaging the property, we will help you file the necessary documents for a Money Judgement. This is done in Small Claims Court if the amount owed in under $5,000 and generally doesn't require the use of an attorney ... although it is usually a good idea to hire one! If the amount owed is over $5,000, then an attorney is essential.