I'm headed into JP court here in a minute for an eviction. Got me to thinking what percentage end up in eviction (where you actually file with the court). If you consider every month of rent an opportunity to end up evicting someone and look at just the last 5 years then it looks like this:

(Number of evictions filed with the court) / (the number of months of rent due over the last 5 years)

So if you had 10 houses for 5 years with every month rented and you filed one eviction with the court during that period you would have:

(1 eviction) / (10 houses X12 months X 5 years) or an .00167 (0.167%) eviction rate

So, if you would be willing to share, here's mine.

2/1/2020 thru 3/1/2024, it was illegal for a landlord to eviction someone for non-payment of rent.

Evictions allowed from 4/1/24 thru 01/25/2025

Not it is illegal to evict any tenant that "claims" they were effected by the fires.

1-3 per year, 54 units. So 0.015% - 0.046% actually filed in court.

Higher than some. Lower than others. Acceptable for what I'm doing and the expectations I have of on-time rent payment and abiding by the lease.

A quick Google search has AI telling me that nationally, evictions range from 3% - 5.5% with professional property management companies. For whatever that's worth. I think it is likely because they are not looking out for their owner's interest as carefully when screening because empty building create no income.

Also because most PMs do not have creative solutions to resolve tenant cash flow crisis. I've had two late payers this past year that would've been filed under my original rules, but recently I start doing week by week payments if someone fails in their normal obligation. Just had one couple finish out the last 3 months of their one-year lease extension doing nothing but paying every Friday, at 25% of the full month's rate. Late fees added on top of that. At no point did I officially make their rents due weekly; I simply agreed not to file if they stayed caught up via a weekly schedule.

Those of you who are good at math realize I got a bonus on top of the late fees since there are 13 weeks in any 3 month period, and 13 weeks = 108.33% of 3 months' rent.

$1000 regular month's rent = $3083 + $300 late fees (10% each month over 3 months), no eviction. Tenant was happy; I was happy.

Oops, didn't apply my 8.3% rent bump to all three months. Should be $3250 rent + $300 late fees. Total of $525 more income, no eviction expense, happy tenants, happy landlord.

2024 : 5 evictions/ 924 rent months = .54%

2023 : 3 evictions/ 924 rent months = .32%

2022: 0 evictions

2021: 1 eviction / 925 rent months = .1%

2020: 0 evictions

zero point zero evictions in the past 5 years.

zero point zero evictions in the past 10 years.

The last one I can pinpoint was 2011 so 14 years ago.

Zero evictions in 36 years. I wanted to file on one but it wasn't for non-payment and since it was a few months until the lease was up, the attorney advised it was better to just wait and not renew.

"Google search has AI telling me that nationally, evictions range from 3% - 5.5% with professional property management companies"

I only have five doors operating at the moment since 2020. I have had to file for one eviction but it never went through. The attorney I used is great for closings but going forward, wouldn't use him for evictions.

I had one where I had to file eviction and that was the middle aged grandma, Ms. Excuses who should have known better. I did get a judgement against her but that was mostly on principle.

Monday morning replay, I should have said "NO" when she asked if I could PRINT out my application instead of doing it online. That was the red flag that I ignored--wanting exceptions.

Using the calculations from OP I am right at .06% which surprises me a little as I cleaned house a few years back (2019).

I just used 20 doors, which I have now. I removed the one I use for storage, so 19. I had 24 doors in 2019.

It is difficult for the new LLs to let a place sit. Especially when they only have one or two doors.

I know I fell into that trap and paid dearly with bad tenants, trashed places and attorney fees.

Now I am more picky about who gets to move in. I feel that with the training I have now I would not just grab a warm body even if I only had one door.

zero(IN)

I think that is exactly true.

I remember being hungry and needing to get places filled to make sure I had money for the family.