Start A New Eviction

THE UNDERSIGNED client hereby agrees to contract with LandlordSolutions, Inc. for assistance in tenant evictions. LandlordSolutions shall act as an agent for the client. The client agrees to provide LandlordSolutions with complete and accurate information with regard to the client’s tenant. The client agrees to keep LandlordSolutions informed of any issues or changes with regard to the tenant and the tenancy during the eviction process.

The client acknowledges that LandlordSolutions does not give legal advice. On your behalf LandlordSolutions, Inc. will consult with and retain an attorney to represent you. LandlordSolutions will pay for the attorney’s services pursuant to our agreement. LandlordSolutions may not interfere with the attorney’s professional judgment or the client-lawyer relationship and by signing our agreement you are giving informed consent pursuant to the Rules of Professional Conduct Rule 1.8(f) and RPC 5.4(d). The lawyer’s name, address and Washington State Bar number will be provided to you. WHAT YOU NEED TO KNOW BEFORE YOU START AN UNLAWFUL DETAINER: Prior to March 2020 unlawful detainers were procedural and summary in nature. With changes to local and state laws in 2020 and 2021, unlawful detainers have become more complicated with new procedures (ERPP, etc.) that have increased the amount of staff time, cost, and attorney fees. These changes require more time to review, compare, review and monitor local city ordinances (Seattle, etc.), state laws, proclamations and county standing orders. You agree that should a show cause hearing be set, you must appear at the show cause hearing to avoid the risk of losing the case or incurring additional fees. The amount of time required for staff to process an unlawful detainer and for the attorney to draft and represent you cannot be determined in advance. Rates quoted in the Agreement for Services do not apply to cases where the tenant(s) is represented by an attorney. By requesting to start the unlawful detainer process, you knowledge and agree that the cost and fees to proceed are not the same for cases represented by an attorney. Cases where the tenant(s) is represented by an attorney, a significant amount of time is required to prepare, research, and respond to opposing counsel.

TIME AND COST: Currently, the average cost of an unlawful detainer is $2,500 to $4,500. The average amount of time, depending on the reason for the unlawful detainer, can be 2 months to 4 months.

STARTING AN UNLAWFUL DETAINER: When you request to start an unlawful detainer you may be asked to pay a deposit. If after the eviction summons and complaint (cost $750) is served and before the complaint is filed with the court, you may terminate services (cost $250; see below). After the complaint (unlawful detainer) is filed (cost $85-$197), your deposit is non-refundable and you will be responsible for any additional charges. LandlordSolutions makes no guarantee or promises as to the outcome of any case.

TERMINATING SERVICES: You may at any time with no less than 24 hours notice terminate this agreement and terminate representation of your attorney. You will be required to provide a reason for termination. Upon your written request to terminate representation, your attorney will withdraw from your case according to court rules and provide notice to all parties that will include your address and phone number (cost $250).

PAYMENT AND DEPOSIT: You authorize LandlordSolutions to charge your credit card for services requested.

Inclement weather protocols for process service: Beginning December through February our weather can be unpredictable limiting the hours our process servers can be on road. If weather calls into question the safety of our process servers, serving notices and making attempts may be delayed. Each process server will use their own independent judgment to determine if weather conditions allow them to safety navigate the roads to effect process service. When possible we will provide you with notice in advance of any anticipated delays. You will continue to receive an update via email each day with the status of the process servers attempt or pending attempt. The client agrees to pay the following rates for the following services:

Review Notice(s) $75.00-$150.00*
Declaration of Service $75.00-$150.00*
Draft Repayment Plan $250.00*
Draft Notice $250-$500.00* (includes process service)
DRC Mediation $200-$350.00*
Summons and Complaint $750.00* (includes process service)
Default Order for Writ $1,200.00
Show Cause Hearing $1,500.00 (unrepresented cases)
Show Cause Hearing $2,000.00 (represented cases)
Additional court appearance $250.00
Writ of Restitution $250.00 – $400.00**

* All prices subject to change without notice
** This fee is set by the Sheriff Departments of each county and will vary. The client agrees to pay the charges required to process the writ of restitution. This fee includes posting the writ and a deputy being onsite for one hour of civil standby time during the physical eviction. If the deputy is required to be onsite beyond the first hour you may be charged an additional $75.00 per hour by the sheriff department and invoiced through LandlordSolutions.

These rates do not apply if the tenant has an attorney that is representing them; if the eviction requires other legal services beyond what is described above. Those special cases will be discussed with the client.

The client acknowledges that LandlordSolutions does not make any guarantee with regard to the outcome of the eviction.

The client acknowledges that should a show cause hearing be set, they must appear at the hearing or risk losing the case.

The client agrees to pay the (above) rates for services as outlined above. Payment is due and owing at the completion of services by LandlordSolutions. Invoices will be emailed to you unless you request otherwise. The client agrees to be fully responsible for the above charges. If the client fails to pay the charges within fifteen (15) days from the “Invoice Date” a late fee of $75.00 may be charged on balances of $200.00 or more; for balances less than $200.00 a late fee of $25.00 may be charged. A $35.00 fee will be charged on all returned checks plus any late fees and interest. Past due balances shall bear interest at one and one-half (1.5%) per month until paid. The client agrees to be responsible for all cost of suit, including reasonable attorney fees and court costs should LandlordSolutions be required to file suit on this agreement to collect any fees and costs owed.

All invoices will be sent via email unless otherwise requested.

You must have an account established with LandlordSolutions prior to any services being performed. When establishing Open Account Terms with LandlordSolutions, we require a valid credit card or debit card be placed on file with us as a form of payment guarantee. If Open Account Terms are granted, you will be invoiced for services rendered. Invoices will be sent via email. Should any invoice become 14 days, from the “invoice date”, or more delinquent LandlordSolutions reserves the right to charge the invoice amount plus any late fees and finance charges to the credit card or debit card on file. If the credit card or debit card is declined for any reason a $35.00 declined card fee may be charged. I authorize and request LandlordSolutions, Inc. to charge my credit card or debit card the invoice amount plus any late fees, finance charges and declined card fees should any one or more than one invoices become delinquent. This provision does not apply to disputed invoices. Because all transactions are conducted electronically, it is understood and agreed that the physical credit card or debit card need not be present with LandlordSolutions in order for the charge to the card to be valid and that the validity of such charge will not be challenged in this context. Further, it is understood and agreed that the person, firm or company to whom credit is granted is liable for payment of all invoices. A person, firm or company to whom credit is granted may have a third party pay an invoice directly to LandlordSolutions. However, it is understood and agreed that LandlordSolutions has no relationship with such third parties and has no obligation to collect from them. Payment obligation rests solely with the person, firm or company to who credit was originally granted and that LandlordSolutions will hold that person, firm or company liable for payment of any invoice submitted to a third party for payment. LandlordSolutions reserves the right to restrict the credit of any customer for any reason.

I authorize and request LandlordSolutions, Inc.to charge my credit card or debit card the invoice amount plus any late fees and finance charges should any one or more than one invoices become delinquent. This authorization will remain valid until 30 days after we receive written notice from you terminating our authority to charge your credit or debit card. We may terminate your service at any time in our sole and absolute discretion if any charge to your credit or debit card is declined or reversed, your credit or debit card expires and you have not provided us with a valid replacement credit or debit card or in case of any other non-payment of account charges. I realize this information will be used solely for the purpose of the consumer withdrawal.