Eviction Process in Louisiana
The first step in the eviction process in Louisiana is a notice to quit to the tenant. The notice period is no less than five days for nonpayment of rent not counting weekends and legal holidays. For a month-to-month tenant (tenant at will) the landlord has to give at least 10 days notice before the rental due date.
The eviction notice you receive from your landlord is controlled by your state landlord tenant laws rather than your residential lease agreement. This is also true for the eviction process. While your rental agreement form states when your lease begins and ends, it doesn’t usually contain information about eviction notice processes. Rental laws derive from the landlord tenant rules (state statutes) Eviction procedures vary widely around the country, just like eviction rules. All the names at the bottom of the page are various names for eviction notices or lease ending notices. However, they are used to accomplish different purposes. For this reason, it is crucial to examine the notice you get from your landlord carefully. Ask yourself “What is it that the landlord is trying to accomplish with this notice? What is it that I am supposed to do?”
Eviction Process in Louisiana
In rental situations if the rent is not paid by the due date the landlord does not have to later accept it, even if the tenant has full payment. If a partial rent is accepted by the landlord after the notice to quit is filed, the eviction action is canceled. The notice to quit must state any reasons for the eviction. For example, for lease violations, the specific violation must be cited. If the lease is expiring or there is no lease and the landlord does not want to renew, it must be stated in the notice.
Service of the notice can either be by personal service from the landlord or through the Sheriff, Marshall, or Constable. If the tenant is not physically available the notice can be posted on the door.
After the expiration of the notice period, if the tenant is still in possession of the property the landlord must file a document entitled a rule to show cause. This document is filed with the appropriate court (District Court, City Court, Justice of the Peace). A court date is established no earlier than three days after service on the tenant. If the tenant is not at home, notice can be posted on the door.
At a court hearing each side has an opportunity to present their case. The landlord presents the reasons why they think the tenant should be evicted and the tenant has an opportunity to rebut the landlords information. The tenant then presents the reasons why they should be allowed to stay as well as any counterclaims against the landlord. The landlord then has an opportunity to rebut the tenant information. Each side should bring all important papers to the hearing, which would include the lease, notices, rent receipts, pictures, any written communications, and any paperwork or witnesses to offer testimony as to the facts.
After hearing each side presents their case, the judge makes a decision. If the tenant wins the tenant regains good tenant status under the lease. If the landlord wins they get a judgment for the eviction. An appeal can be filed within 24 hours of the court’s decision.
Most states require that evictions occur for only a few reasons that are defined in the state’s Landlord-Tenant statutes. You can download the statutes for your state from this website. The book “How to Stop an Eviction” has chapters on contents of notices and types of notices. If the notice you receive does not contain the correct information, you can get your eviction action cancelled. To obtain those chapters go here.
How the notice is served on you is very important. States have different notice requirements, defined by the state statutes. You can download your state statutes from this website. If the notice was given to you improperly, you can get your eviction action cancelled. The book “How to Stop an Eviction” has a chapter on serving the notice so you can see if you were served properly. To obtain the chapter, go here.
After the notice period, the landlord summons the tenant to court. The summons must meet state standards for content and timing. The state standards can be downloaded from this website. The book “How to Stop an Eviction” has a chapter on contents of the summons so you can verify that the summons contained the correct information. If it does not, you may be able to get the eviction dismissed. To get access to that information, go here.
How the summons is served is important in the tenant’s defense. Many states require that the summons notice be served by someone other than the landlord. The service is often done improperly. In the book “How to Stop an Eviction” there is a section on contesting service of the summons. To get that information, go here.
It is also important that the tenant respond properly to the summons with the correct information to use at trial. There is an extensive chapter in the book “How to Stop an Eviction” showing the tenant how and where to research to determine problems with the landlord’s position. The response to the summons is where that research is entered. The chapter contains over 200 defenses to the eviction. To get access to the information, go here.
In the book “How to Stop an Eviction” there are two chapters relating to the trial. One chapter focusses on preparing for the trial, organizing the information and preparing it to be summarized and presented quickly. The other chapter is on trial strategy. Knowing what information to bring up and when is crucial to the tenant winning. To get access to that information, go here.
If the tenant loses at trial, there are still an additional 9 ways to either win or stall the eviction, sometimes for months. To get access to that information, go here.
If no appeal is filed then the court officers affect the eviction 24 hours later.
Other Useful Information Below
1) Types of tenancies
The notices that you get from your landlord are based on the type of tenant you are. The landlord is required to know what type of tenant you are and to give you the proper notice. If they give you the wrong type of notice, you can often get your eviction action dismissed. To figure out which type of tenant you are, click on this type of tenancy for a quick analysis.
2) Bad mistakes that landlords make that can get them sued.
Click on the links below to see a quick summary of the problem
Health and safety Violations
Violations of Quiet Enjoyment
Unfair or Deceptive Trade Practices
3) Getting the laws of your state
This summary information is provided with the understanding that it is subject to errors, omissions and misstatements. State laws are updated frequently and the most up to the minute information is contained in your state’s statutes.
It is important that you obtain the laws of your state and completely review them. We have a link on this website for you to obtain your state’s laws. To get your state’s laws, go to the home page of this site, and look at the top menu for the state laws. Click on the dropdown menu and then click on your state. You will get a link where you can download your state’s laws.
See paragraph above for context of the notices below. The paragraph begins “The eviction Notice”.
Letter of Eviction Notice
3 Day Notice to Quit
Landlord 30 Day Notice
3 Day Eviction
30 Day Eviction
3 day Eviction Notice
3 Day Notice of Eviction
Tenant Notice to Vacate
Notice to Tenant to Vacate
End Tenancy Letter
30 day Notice of Eviction
Notice to Vacate letter
3 Day Notice to Vacate
Notice to Tenants
Letter of Eviction
30 Day Notice to Vacate
Lease termination letter
Notice to Evict letter
Notice to Vacate
Notice For Eviction
Notice to End Lease
For the eviction process in other states, click the link below