FAQ — Eviction Services LLC

Question 1

How long does the eviction process take in Oregon?

Accepted Answer

A typical uncontested eviction in Central Oregon takes approximately 4–8 weeks from the time the notice is served to the sheriff lockout. Contested cases — where the tenant appears in court and disputes the eviction — can take 2–4 months or longer. Cases involving tenant bankruptcy filings can extend the timeline significantly. We work to move your case as quickly as Oregon law allows.

Question 2

What notices do I need to serve before filing an eviction?

Accepted Answer

The required notice depends on the reason for eviction. For nonpayment of rent, Oregon law (ORS 90.394) requires a 10-day or 13-day notice depending on the number of prior nonpayment notices in the past 12 months. For lease violations, a 30-day cure notice is typically required (ORS 90.392). For no-cause terminations, notice periods vary by tenancy length. We prepare and serve the correct notice for your specific situation.

Question 3

Can I evict a tenant without going to court?

Accepted Answer

No. Oregon law requires a court judgment (Forcible Entry and Detainer — FED) before a tenant can be physically removed. A landlord cannot change locks, remove belongings, or shut off utilities to force a tenant out — these are illegal self-help evictions under ORS 90.375. We handle the entire court process on your behalf, so you typically do not need to appear.

Question 4

What happens if the tenant doesn't show up to court?

Accepted Answer

If the tenant fails to appear at the scheduled hearing, the court will typically enter a default judgment in your favor. This is one of the most common outcomes. We attend the hearing, present your documentation, and obtain the judgment for possession. We then proceed to file the Notice of Restitution and coordinate the Writ of Execution with the sheriff's office.

Question 5

How much does an eviction cost?

Accepted Answer

Our flat-rate residential eviction service is $399. This covers all document preparation, notice service, FED complaint filing, summons coordination, and first hearing attendance. Court filing fees paid directly to the courthouse are separate and vary by county (typically $80–$120 in Deschutes, Jefferson, and Crook Counties). We will provide a full cost breakdown before you commit.

Question 6

What's included in your flat-rate eviction service?

Accepted Answer

Our $399 flat-rate residential eviction package includes: all legal notices and violation notices, termination notice preparation, FED complaint and summons filing, coordination of process service, first hearing attendance, remote and mediation hearing support, and complete case management from notice to judgment. It does not include court filing fees paid directly to the courthouse.

Question 7

Do you offer payment plans?

Accepted Answer

We accept cashier's checks, money orders, personal checks, business checks, and credit cards. Please contact us at admin@evictionservicesllc.com or call 541-699-1891 to discuss payment arrangements before submitting your intake form.

Question 8

What if I need additional services beyond the standard package?

Accepted Answer

We offer a full range of supplementary services including professional document generation (notices, lease agreements, custom legal forms), property preservation and mitigation (lock changes, trash-out, lockbox services), property management, and consulting services. Contact us at admin@evictionservicesllc.com for pricing on additional services.

Question 9

How do I get started with your services?

Accepted Answer

The easiest way to start is to complete our online intake form at evictionservices.com/intake. Provide details about your property, tenant, and situation. We'll review your case and contact you within 24–48 hours to confirm next steps and collect any additional documentation needed. You can also schedule a free 15-minute consultation at calendly.com/admin-evictionservicesllc/30min.

Question 10

Do I need to appear in court?

Accepted Answer

In most cases, no. We attend hearings on your behalf as your authorized representative. However, there are situations — particularly in contested trials — where your presence or testimony may be required. We will advise you well in advance if your attendance becomes necessary and prepare you for what to expect.

Question 11

How quickly can you start my eviction case?

Accepted Answer

Once we receive your completed intake form and payment, we can typically begin preparing your notice within 1–2 business days. Urgency cases are given priority. The sooner you contact us, the sooner we can start the clock on your notice period and move toward filing.

Question 12

What information do you need from me?

Accepted Answer

To get started we need: the tenant's full name and contact information, the property address and type, a copy of the lease or rental agreement, the reason for eviction (nonpayment, lease violation, etc.), the amount owed if applicable, and any prior notices already served. Our intake form walks you through each item step by step.

Question 13

What are common mistakes landlords make during evictions?

Accepted Answer

The most common mistakes include: serving the wrong notice type or using incorrect notice periods, failing to properly document service of the notice, attempting self-help evictions (changing locks, removing belongings) which are illegal under ORS 90.375, not keeping records of rent payments and communications, and missing court deadlines. We handle all of this for you to ensure your case is legally sound from the start.

Question 14

Can a tenant stop an eviction by paying rent owed?

Accepted Answer

Yes — during the notice period, a tenant can cure a nonpayment eviction by paying the full amount owed. Under ORS 90.394, a tenant who receives a 10-day nonpayment notice has until the notice expires to pay in full and stop the eviction. However, if a landlord has issued two or more nonpayment notices in the past 12 months, a 13-day no-cure notice may be used, which the tenant cannot cure by paying. We advise you on which notice applies to your situation.

Question 15

What if the tenant claims retaliation or discrimination?

Accepted Answer

Tenants may raise retaliation (ORS 90.385) or fair housing defenses in court. Retaliation claims arise when a tenant alleges the eviction is in response to a complaint about habitability or other protected activity. Discrimination claims involve protected classes under federal and Oregon fair housing law. These defenses can complicate a case. We document your case carefully to demonstrate the legitimate, lawful basis for the eviction. If a tenant raises these defenses, we will advise you on next steps, which may include consulting with a licensed attorney.

Frequently Asked Questions

Eviction Process

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