National Eviction

How long does an eviction take in Delaware?

For landlords and property managers · Updated September 2026

The written deadlines let an uncontested eviction for unpaid rent in Delaware finish in about 3 to 7 weeks at the fastest, before time to file, serve the tenant and get on the court's calendar.

The Delaware eviction timeline, step by step

Calendar days for a nonpayment case the tenant does not contest. Business and court days are converted to calendar days.

  1. 1Notice for unpaid rent

    7 days

    From serving the notice until you can file.

    At least 7-day rent demand

    From our guide: “Rent demand noticeAt least 7 days”

  2. 2Court case

    5 to 30 days

    From filing through service and the answer period or first hearing, to a judgment for possession.

    Hearing notice served 5 to 30 days before the hearing

    From our guide: “Notice of complaint and hearing served: 5 to 30 days before hearing”

  3. 3Judgment to possession

    10 to 11 days

    Any waiting period before the writ issues, plus the officer's notice before the lockout.

    10-day vacate window, then 24-hour lockout notice

    From our guide: “Appeal or motion-to-vacate window: 5 days (appeal); 10 days (default judgment)” and “The officer executing the writ must give the tenant at least 24 hours' notice, and the lockout itself must occur between sunrise and sunset.”

What can slow it down

  • Most cases must go through mandatory pre-trial mediation under the eviction-diversion program before they can be tried, which adds time beyond the base notice and court windows.
  • A defective notice is the most common reason a case is dismissed and has to start over. Check the form and the delivery method in the full guide before you serve it.
  • A tenant who files an answer, raises a defense or appeals adds hearings and waiting periods. Busy urban dockets can add weeks at every stage.
  • Never change the locks or shut off utilities yourself. Self-help eviction is illegal in every state and can cost more than the unpaid rent.

Read the full Delaware eviction guide, with the statute or rule behind each step.

Delaware scores 8 of 10 on our landlord-friendly states map (landlord-leaning).

Compare eviction timelines in every state.

This timeline is general information for landlords, not legal advice. Deadlines change and courts vary by county. Confirm current rules with a licensed Delaware attorney before acting.