Eviction Through the Enforcement Office: From Judgment to Getting the Keys

• Opening a case and applying for enforcement – submitting the judgment to the Enforcement Office.
• Serving a warning notice on the tenant – the office sends the tenant a warning notice requiring them to vacate the apartment, generally within 20 days of service. The Enforcement Registrar may set a different period in certain circumstances.
• Waiting for the warning period to expire – many tenants vacate at this stage, once they realize that eviction is now a matter of days.
• Scheduling the physical eviction – if the tenant has not vacated, the eviction is scheduled within a window of 14 days after the warning period expires. If the eviction is not carried out within that window, an extension can be requested.
• Carrying out the eviction – the eviction is carried out by a party acting on behalf of the Enforcement Office, usually an authorized enforcement contractor, with police attendance if necessary. Once completed, the apartment is handed back to you.

• Submitting an enforcement application (when the judgment does not specify a date): 15 days after the judgment is issued or served
• The tenant’s warning period: generally 20 days from service of the warning notice
• The window for carrying out the eviction: 14 days after the warning period expires

Note: These are the periods prescribed by law and regulations. Difficulty locating the tenant and serving the warning notice, or applications for a stay of enforcement, may extend the process.

In practice, when everything is handled correctly, the eviction can take place about a month after the case is opened. Any error in filing, service, or coordination adds weeks, which is why legal support for tenant eviction at this stage saves real time.

The landlord does not carry out the eviction. It is a formal enforcement procedure, usually carried out by an authorized enforcement contractor appointed for that purpose. The contractor coordinates the eviction date and, where resistance is expected, arranges police attendance with the local station.

On the day of the eviction, the apartment and its contents are documented, the tenant and anyone living with them are removed from the property, and the lock is changed. The distinction between this and changing the lock yourself—which is strictly prohibited—is precisely the distinction between lawful action and taking the law into your own hands.

This is one of the most common questions. Belongings left in the apartment on the day of the eviction do not become your property, and you must not dispose of them on your own initiative. The enforcement process includes procedures for handling property left behind, including recording it, storing it if necessary, and allowing the tenant to collect it. Be sure to follow the instructions of the Enforcement Office and the enforcement contractor, and document the condition of the apartment and its contents.

The tenant may file applications, such as an application for a stay of enforcement if they have appealed the judgment. Such an application is not granted automatically. The court considers the circumstances of the case and may require the tenant to provide security as a condition. Requests for postponement on personal grounds are also considered on their merits. A prompt, well-reasoned legal response to these applications is central to keeping the process on schedule.

• Filing too early or too late – an enforcement application filed before the permitted date will be rejected, while unnecessary waiting after that date is time lost.
• Incomplete tenant details – without complete and accurate details, service of the warning notice is delayed, along with the entire process.
• Missing the enforcement window – if the eviction is not scheduled within the 14 days after the warning period expires, you must request an extension and wait again.
• Verbal agreements with the tenant – "Give me another two weeks" without a written record can complicate the process. Every agreement should be clear and in writing.

An eviction enforcement case concerns recovering possession of the property. Monetary debts, such as unpaid rent, compensation for use and occupation, and damages, are recovered in a separate case, based on a judgment in a monetary claim or enforcement of a promissory note. It is worth pursuing both tracks in parallel so that, by the time the property is returned to you, debt collection is already underway.

• Submitting the enforcement application as soon as filing is permitted, without unnecessary waiting days.
• Tracking service of the warning notice and coordinating with the enforcement contractor.
• Providing legal responses to the tenant’s applications for a stay or postponement.
• Attending and documenting the eviction, taking possession of the property, and changing the locks.
• Preparing the apartment and finding a new, screened tenant so the property can start generating income again quickly.

For service details: Legal Support for Property Owners

Have an eviction judgment, but the tenant is still in the apartment? Leave your details on our legal support page, and we will make sure the final stage is also the shortest.

The information in this article is general and does not constitute legal advice. Every case is different, and you should consult a lawyer before taking action.