How to Evict in Indiana?

Question

I'm just about ready to get started investing and this is the last piece for me. I've analyzed more deals than I can count, I've walked through countless properties, have a good team of professionals that want to work with me, I've bought and sold a property for cash so I have a little bit of experience, and I even have the funding ready.

What is the eviction process here in Indiana? I'd love to hear your experiences, good or bad, and what you learned in the process. I'm interested to hear about single family homes and mobile homes in mobile home parks and/or mobile homes on private land. Maybe it's all the same process? I know lots of you say it's all in the screening but still, I'd like to be prepared beyond screening.

I'm in Bartholomew County if that helps as well. Thank you!

Greg Carrier · Answer

It's easy peasy in Indiana. We have done some in Indiana (and in Michigan as well) for non payment. In most cases the tenant does not show up. When the tenant does show up you win anyways because they are not paying rent. They are ordered to move out and sometimes strike a deal with us to extend that time which I generally go along with. If they don't move out, the police are called stop by and (knock on wood) everyone has always left then. One caveat, if tenants leave stuff in the house you just can't throw it away when you walk in. Theoretically you have to hold it and try to get ahold of them. if it is obvious trash we do throw it away immediately. The rest we may put in a corner for a few weeks and see if the tenant wants it by contacting them and keeping track of our contacts or attempts to contact. Theoretically (and I think legally) you can put it in storage and charge them storage fees though if they are not paying rent it is not like they have money for storage fees. In all the evictions we have done, we have one all in less than five minutes of court time a piece and only had one case where the tenants wanted stuff they left in the house. Hope that helps.

One piece of advice, don't sweat all this stuff up front, just start getting houses and deal with issues as they come up. And when they do fix them and don't take it personally. I believe Henry Ford said, "Obstacles are what you see when you take your eyes off the goal."

Good Luck

One piece of advice, don't sweat all this stuff up front, just start getting houses and deal with issues as they come up.  And when they do fix them and don't take it personally.  I believe Henry Ford said, "Obstacles are what you see when you take your eyes off the goal."

Good Luck

Braden Coleman · Answer

@Greg Carrier not bad at all, that really helps with my forecasting.

Thank you for feedback, very helpful. If anything comes up that I can help you with, just let me know, happy to reciprocate

Greg Carrier · Answer

@Braden Coleman $900 - $1,000 though I presume if I pushed it, we could get it for less.

Greg Carrier · Answer

@Braden Coleman I do use an attorney.  I know lots of people have different opinions on that but it is one of those things  (like plumbing :) ) I don't like to deal with.  I also don't want to turn an eviction into something personal so the attorney can be the go between when we end up doing a side deal for them to have additional time to get their stuff out. Some people might think I am avoiding personal conflict  (and they are probably right)!  One other thing that you may find others do as well.  I have never gone after the amounts owed to me.  I am sure I would win those as well but I skip it for the following reasons:  1.  I am already winning.  Every year I have more houses and more money.  The amount owed to me won't really change that in any measurable way.  2.  the claims process takes another day in court in Indiana so it's a pain. 3.  The tenant already is broke so I may never see the money anyways, and 4.  I generally want the nonpaying tenant out of my life forever and as soon as they can disappear in the rearview mirror, the faster I will forget them and get on with what I need to do going forward.

All that said you really don't need an attorney

Thomas S. · Answer

Do you have a copy of you state landlord tenant regulations on hand. Learn them will give you some insight into the process and whether it is landlord or tennat friendly.

You need to know them before you invest.

Braden Coleman · Answer

@Greg Carrier Okay yeah I agree with your view point and would be of the same mind. Just get them out and let them move on with life.

How much, all in, does an average eviction cost you when you run it through the courts with a lawyer and all?

Braden Coleman · Answer

@Greg Carrier Great quote, really puts things into perspective. I appreciate the detail in your response as well, really helps. Do you use an attorney for those cases or do you just self represent? It's just small claims court anyways, right? Sounds like as long as you follow the laws and and have your documentation that's all you really need?

Braden Coleman · Answer

@Thomas S. That's a good point, I'll look at them

How to Evict in Indiana?

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