Landlords in every state must follow specific rules and procedures when evicting a tenant, and must not take the law into their own hands. Examples of illegal “self-help” evictions include changing the locks, taking the tenant’s belongings, removing the front door, or turning off the heat or electricity. Many states specify how much money a tenant can sue for if the landlord has tried to illegally evict the tenant through some sort of self-help measure. Some state laws also provide for tenant's court costs and attorneys' fees (if the tenant successfully sues the landlord) and/or give the tenant the right to stay in the rental unit.
Read your state statute for the specific rules in your state. The citation is provided here, and you can visit the Library of Congress's legal research site for links to state statutes.
Consequences of Self-Help Evictions |
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State |
Amount Tenant Can Sue For |
Statute Provides for Tenant’s Court Costs & Attorneys’ Fees |
Statute Gives Tenant the Right to Stay |
Statute or Legal Authority |
Alabama |
Self-help evictions are not allowed, but no specific penalties are provided (judge decides on consequences). |
N/A |
N/A |
Ala. Code § 35-9A-427 |
Alaska |
One and one-half times the actual damages. If tenant elects to terminate the lease, landlord must return entire security deposit. |
No |
Yes |
Alaska Stat. § 34.03.210 |
Arizona |
Two months’ rent or twice the actual damages, whichever is greater. If tenant elects to terminate the lease, landlord must return entire security deposit. |
No |
Yes |
Ariz. Rev. Stat. § 33-1367 |
Arkansas |
Self-help evictions are not allowed, but it’s up to the court to determine damages. |
N/A |
N/A |
Gorman v. Ratliff, 712 S.W. 2d 888 (1986) |
Actual damages plus $100 per day of violation ($250 minimum). Tenant may ask for an injunction prohibiting any further violation during the court action. |
Yes |
Yes |
Cal. Civ. Code § 789.3 |
|
Colorado |
Tenant may sue for any damages. |
N/A |
N/A |
Colo. Rev. Stat. § 38-12-510 |
Connecticut |
Double actual damages. Landlord may also be prosecuted for a misdemeanor. |
Yes |
Yes |
Conn. Gen. Stat. Ann. §§ 47a-43, 47a-46, 53a-214 |
Delaware |
Triple damages or three times per diem rent for time excluded, whichever is greater. Tenant may recover court costs, but not attorneys’ fees. |
Yes |
Yes |
Del. Code Ann. tit. 25, § 5313 |
District of Columbia |
Actual and punitive damages. |
No |
No |
Mendes v. Johnson, 389 A.2d 781 (D.C. 1978) |
Florida |
Actual damages or three months’ rent, which- ever is greater. |
Yes |
No |
Fla. Stat. Ann. § 83.67 |
Georgia |
Landlord may not resort to self-help evictions. Damages are determined by the court. |
N/A |
N/A |
Forrest v. Peacock, 363 S.E. 2d 581 (1987), reversed on other grounds, 368 S.E.2d 519 (1988) |
Hawaii |
Two months’ rent or free occupancy for two months (tenant must have been excluded ”overnight”). Court may order landlord to stop illegal conduct. |
Yes |
Yes |
Haw. Rev. Stat. § 521-63(c) |
Idaho |
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Illinois |
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Indiana |
Statute doesn’t specify damages. |
N/A |
N/A |
Ind. Code Ann. § 32-31-5-6 |
Iowa |
Actual damages, plus punitive damages up to twice the monthly rent and attorneys’ fees. If tenant elects to terminate the lease, landlord must return entire security deposit. |
Yes |
Yes |
Iowa Code § 562A.26 |
Kansas |
Actual damages or one and one-half months’ rent, whichever is greater. |
No |
Yes |
Kan. Stat. Ann. § 58-2563 |
Kentucky |
Three months’ rent. |
Yes |
Yes |
Ky. Rev. Stat. Ann. § 383.655 |
Louisiana |
Landlord may not resort to self-help evictions. Damages are determined by the court. |
N/A |
N/A |
Weber v. McMillan, 285 So.2d 349 (1973) |
Maine |
Actual damages or $250, whichever is greater. The court may award costs and fees to landlord if it finds that the tenant brought a frivolous court lawsuit or one intended to harass. |
Yes |
No |
Me. Rev. Stat. Ann. tit. 14, § 6014 |
Maryland |
Landlord may not resort to self-help evictions. Damages are determined by the court. |
N/A |
N/A |
In re Promower, Inc., v. Scuderi, et al., 56 B.R. 619 (U.S. Bankruptcy Court, D. Maryland, 1986) |
Massachusetts |
Three months’ rent or three times the actual damages. |
Yes |
Yes |
Mass. Gen. Laws ch. 186, § 15F |
Michigan |
Up to three times actual damages or $200, whichever is greater. |
No |
Yes |
Mich. Comp. Laws § 600.2918 |
Minnesota |
Statute doesn’t specify damages. |
Yes |
Yes |
Minn. Stat. § 504B.375 |
Mississippi |
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Missouri |
Landlord may not resort to self-help evictions. Damages are determined by the court. |
N/A |
N/A |
Steinke v. Leight, 235 S.W.2d 115 (1950), Mo. Stat. Ann § 441.233 |
Montana |
Three months’ rent or three times the actual damages, whichever is greater. |
Yes |
Yes |
Mont. Code Ann. § 70-24-411 |
Nebraska |
Up to three months’ rent. |
Yes |
Yes |
Neb. Rev. Stat. § 76-1430 |
Nevada |
Up to $2,500 or actual damages, whichever is greater, or both. If tenant elects to terminate rental agreement or lease, landlord must return entire security deposit and any prepaid rent. |
No |
Yes |
Nev. Rev. Stat. Ann. § 118A.390 |
New Hampshire |
Actual damages or $1,000, whichever is greater; if court finds that landlord knowingly or willingly broke the law, two to three times this amount. Each day that a violation continues is a separate violation. Court may order a tenant who brings a frivolous suit or one intended to harass to pay landlord’s costs and fees. |
Yes |
Yes |
N.H. Rev. Stat. Ann. §§ 540-A:3, 540-A:4, 358-A:10 |
New Jersey |
Self-help in prohibited, and landlord who engages in self-help is a “disorderly person,” a criminal offense that subjects the landlord to up to six months in jail. |
N/A |
N/A |
N.J. Stat. Ann. §§ 2A:39-1, 2C:43-8 |
New Mexico |
A prorated share of the rent for each day of violation, actual damages, and civil penalty of twice the monthly rent. |
Yes |
Yes |
N.M. Stat. Ann. § 47-8-36 |
New York |
Three times the actual damages. |
No |
No |
N.Y. Real Prop. Acts Law § 853 |
North Carolina |
Actual damages. |
No |
Yes |
N.C. Gen. Stat. § 42-25.9 |
North Dakota |
Triple damages. |
No |
No |
N.D. Cent. Code § 32-03-29 |
Ohio |
Actual damages. |
Yes |
No |
Ohio Rev. Code Ann. § 5321.15 |
Oklahoma |
Twice the average monthly rental or twice the actual damages, whichever is greater. |
No |
Yes |
Okla. Stat. tit. 41, § 123 |
Oregon |
Two months’ rent or twice the actual damages, whichever is greater. |
No |
Yes |
Or. Rev. Stat. § 90.375 |
Pennsylvania |
Self-help evictions are not allowed, but no specific penalties are provided (it’s up to the court to determine damages). |
N/A |
N/A |
Wofford v. Vavreck, 22 Pa. D. & C.3d 444 (1981); Kuriger v. Cramer, 498 A.2d 1331 (1985) |
Rhode Island |
Three months’ rent or three times the actual damages, whichever is greater. |
Yes |
Yes |
R.I. Gen. Laws § 34-18-34 |
South Carolina |
Three months’ rent or twice the actual damages, whichever is greater. |
Yes |
Yes |
S.C. Code Ann. § 27-40-660 |
South Dakota |
Two months’ rent. If tenant elects to terminate the lease, landlord must return entire security deposit. |
No |
Yes |
S.D. Codified Laws Ann. § 43-32-6 |
Tennessee |
Actual and punitive damages. If tenant elects to terminate the lease, landlord must return entire security deposit. |
Yes |
Yes |
Tenn. Code Ann. § 66-28-504 |
Texas |
A civil penalty of one month’s rent plus $1,000, actual damages, court costs, and reasonable attorney’s fees. |
Yes |
Yes |
Tex. Prop. Code §§ 92.008, 92.009, 92.0081, |
Utah |
Self-help evictions are not allowed, but no specific penalties are provided. |
No |
No |
Utah Code Ann. § 78B-6-814 |
Vermont |
Unspecified damages. Court may award costs and fees to landlord if the court finds that the tenant brought a frivolous lawsuit or one intended to harass. |
Yes |
Yes |
Vt. Stat. Ann. tit. 9, §§ 4463, 4464 |
Virginia |
Actual damages. |
Yes |
Yes |
Va. Code Ann. § 55.1-1243 |
Washington |
Actual damages. For utility shut-offs only, actual damages and up to $100 per day of no service. Court may award costs and fees to the prevailing party. |
Yes |
Yes |
Wash. Rev. Code Ann. § 59.18.300 |
West Virginia |
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Wisconsin |
Self-help evictions are prohibited. The court will determine damages. |
N/A |
N/A |
Wis. Adm. Code ATCP § 134.09(7) |
Wyoming |