SCCO separates itself from the competition by using professional, knowledgeable and uniformed Constables that let your tenant know you mean business. We back up our Constables with state of the art technology that tracks your eviction process, notifying you via email upon completion. From the initial notice to quit, to the physical eviction, we take a hands-on approach with every customer to ensure that service is completed in a timely, proper, and efficient manner. With our fully staffed office there is always somebody on duty to take your calls and complete your service. To request service just click on Request Eviction Service or the Service Request Portal located on the left side bar. Keep reading to determine what type of service best fits your situation.
Below is a brief description of each step in the eviction process starting with the first, the Notice to Quit. Following the Notice to Quit is the Summary Process Summons & Complaint which sets your court dates. If you win your case you will then receive what’s called an Execution for Possession. This gives the Constable the right to now physically evict your tenant by first serving them the 48 Hour Notice (Commercial does not require 48 hour notice). Following each step is very important as there are no shortcuts in the eviction process.
Description of 14 Day Notice to Quit
A 14 day notice to quit is used for non-payment of rent. The 14 days begins from the tenant’s receipt of the notice. If it is the tenant’s first 14 day notice to quit within the last 12 calendar months then they have the right to cure by paying the amount owed in full. The length of time that the tenant has to cure will depend on the type of tenancy they have.
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Description of 30 Day Notice to Quit
A 30 day notice to quit is commonly used to retrieve possession back from a tenant at will or terminate a tenancy due to a breach in the lease. Unlike a 14 day notice to quit, a 30 day notice to quit requires at least 30 days notice or one full rental cycle, whichever is greater. For example if your tenants rent were due on June 1st and you had the 30 day notice served on June 6th, then that tenant will have until the expiration of July 31, 2011. This gives your tenant one full rental cycle.
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Description of Summary Process Summons and Complaint
A Summary Process Summons and Complaint is served upon the tenant to notify them of the upcoming court date involving the possession of the property. This summons and complaint is served after the tenancy has been terminated with proper notice (or lease expiring without automatic renewal clause). The Summons will state the reason for eviction and give the tenant an opportunity to file their answer to the complaint. Dates are very critical in this stage of the process so make sure you understand what your responsibility as the landlord will be.
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Description of 48 Hour Notice/Physical Eviction
If you win your court case you will be awarded Execution for Possession. This typically takes 10 days from when judgment was awarded and is mailed to the landlord. This now gives you the right to evict your tenant. You will bring the original Execution for Possession to SCCO. We will then serve the tenant the 48 hour notice stating the date and time SCCO will be there with the moving company. If the tenant has not vacated the property they will be removed as well as their belongings. Just note your Execution to recover possession is only valid for 90 days.
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