West Virginia Eviction Process: The 'Rocket Docket' Guide
Understand West Virginia's fast-track 'rocket docket' eviction process, including grounds for eviction, filing procedures, and tenant removal timelines.
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West Virginia's eviction process is often called the "rocket docket" because of its speed. Landlords can file for eviction immediately upon non-payment of rent, and court hearings are typically scheduled within 10 business days. However, self-help evictions (changing locks, shutting off utilities) are strictly illegal.
Grounds for Eviction
Step 1: Serve Notice (If Required)
Non-Payment of Rent
West Virginia law does not require landlords to provide a pre-eviction notice for non-payment. The landlord can file a lawsuit immediately after the rent becomes past due. However, most landlords provide a 5-day notice to pay or vacate as a best practice.
The eviction stops if the tenant pays all outstanding rent and fees before the court issues an order for possession.
Lease Violations
The landlord must provide written notice describing the violation and giving the tenant a reasonable opportunity to cure the breach (typically 10-30 days depending on severity).
Month-to-Month Termination Landlords must provide 30 days' written notice to terminate a month-to-month tenancy.
Step 2: File Petition for Summary Relief
If the tenant does not comply, the landlord files a Petition for Summary Relief Against Wrongful Occupation (also called Unlawful Entry or Detainer action) with the Magistrate Court in the county where the property is located.
Step 3: Court Hearing
A hearing is typically scheduled within 10 business days of filing — hence the "rocket docket" nickname. Both landlord and tenant present their cases.
Step 4: Judgment and Removal
If the court rules for the landlord:
- An order for possession is issued.
- Only a law enforcement officer with a valid court order can remove the tenant.
- Self-help eviction is illegal and can result in criminal charges and civil liability.
in west virginia
Filing
Landlord files Unlawful Detainer in Magistrate Court.
Service
Tenant is served with summons and complaint.
Hearing
Court date set within 10 business days.
Judgment
Magistrate issues order for possession.
Removal
Sheriff executes writ if tenant remains.
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