CC-DC-CV-123: Maryland's Notice of Pending Eviction, Explained for Landlords

You won the judgment. You filed the warrant of restitution. The sheriff gave you a date. In most states, that's the end of the paperwork. In Maryland, there's one more notice standing between you and the eviction: CC-DC-CV-123, the Notice to Tenant of Pending Eviction, plus its sworn companion, CC-DC-CV-124. Miss the day-count on this notice and the sheriff reschedules your eviction, your 60-day execution clock keeps running, and a case you already won starts slipping backward.

This guide covers who sends the notice, the jurisdiction-by- jurisdiction day counts (they are genuinely different, and Baltimore City is the outlier), the accepted service methods, and the proof the sheriff checks on eviction day.

The court schedules the eviction. The landlord notifies the tenant. Get that division of labor wrong, assume the court handles it, and your eviction date evaporates.

The notice requirement comes from Md. Code, Real Property § 8-407, amended by HB 767 (2025) effective October 1, 2025. The forms themselves are published by the Maryland Judiciary: CC-DC-CV-123, Notice to Tenant of Pending Eviction and CC-DC-CV-124, Affidavit of Notification to Tenant of Pending Eviction. The current editions are dated 10/2025. Download fresh copies; the Judiciary revises these periodically.

Where This Notice Sits in the Eviction Timeline

CC-DC-CV-123 is a late-stage form. By the time it applies, you have already:

1. Served the 10-day Notice of Intent (DC-CV-115) and filed the FTPR complaint (DC-CV-082), or completed the equivalent steps in a holding-over or breach-of-lease case.
2. Won a judgment for possession.
3. Waited out the post-trial period and filed the warrant of restitution (DC-CV-081). See the full warrant of restitution timeline for those clocks.
4. Received a scheduled eviction date from the sheriff's office.

That scheduled date is the trigger. The moment you have it, the CC-DC-CV-123 clock starts, and it runs backward from the eviction date: the notice must land far enough in advance to satisfy your jurisdiction's minimum lead time. Sheriff scheduling in Maryland typically runs 1 to 3 weeks out, so in the tighter jurisdictions the window between "date assigned" and "notice must be in the mail" can be a matter of days.

One distinction worth pinning down: this is not the same notice as the 10-day Notice of Intent that starts an FTPR case. DC-CV-115 comes before you file anything. CC-DC-CV-123 comes after you have won, at the very end of the case. Different statute, different form, different clock.

Who Must Send It

The landlord. Not the court, not the sheriff, not the clerk.

Real Property § 8-407(b) puts the notification duty on the landlord (or the landlord's agent or attorney). The District Court issues the warrant, the sheriff schedules and executes the eviction, but the tenant-facing notice of the scheduled date is the landlord's job, and so is proving it happened.

This surprises landlords constantly, because everything else at this stage is court-driven. The warrant is a court order. The date comes from the sheriff. It's natural to assume the system notifies the tenant too. It doesn't. If the notice doesn't go out, that's a landlord failure, and it's the landlord's eviction date that gets scratched.

The Day Counts, Jurisdiction by Jurisdiction

There is no single Maryland answer to "how many days before the eviction must the tenant be notified." There is a statewide default plus local overrides:

• Statewide default: 6 days. HB 767 (2025) rewrote § 8-407 to set a single minimum notice of at least 6 days before the scheduled eviction, effective October 1, 2025. The same law lets counties set their own period anywhere from 4 to 14 days, so the default only controls where a county hasn't acted.
• Baltimore City: 14 days plus 7 days. City Code § 8A-2 requires notice by first-class mail with a certificate of mailing at least 14 days before the eviction, plus a separate posting of the notice on the property at least 7 days before. Two methods, two clocks, both mandatory.
• Montgomery County: 14 days. County Bill 31-25 extends the minimum notice period to 14 days for properties in the county.
• Everywhere else: check before you mail. Counties can adopt their own 4-to-14-day periods, and more are expected to. Confirm your county's current rule each time rather than assuming the 6-day default still applies.

The practical consequence: a portfolio that spans Baltimore City and a neighboring county runs two different compliance calendars for the identical form. The city eviction needs the notice in the mail 14 days out and posted 7 days out; the county eviction may need only 6 days. Managing that by memory is how evictions get rescheduled.

Service Methods and the Proof You Must Keep

Section 8-407(b) recognizes three delivery methods:

• First-class mail with a certificate of mailing. Not certified mail: a certificate of mailing, the postal proof that the item entered the mail stream on a given date. Keep the stamped certificate; it's the exhibit the affidavit expects.
• Posting on the premises, documented with a date-stamped photograph. Affix the notice conspicuously (typically the front door) and photograph it with a visible date stamp. The photo is your proof, so make it legible: notice text readable, door identifiable.
• Electronic delivery, if the tenant agreed. Only where the tenant has affirmatively agreed to receive notices electronically. Preserve proof of transmission.

In Baltimore City, remember the methods are layered, not alternatives: the 14-day mailing and the 7-day posting are both required for FTPR evictions.

For a broader look at Maryland service rules across every notice in the eviction lifecycle, see how to serve an eviction notice in Maryland.

What Goes on the CC-DC-CV-123 Form

The form is a single page. It identifies:

• From: landlord or agent, with address, phone, and email.
• To: up to four tenants, with the property address and any email addresses on file.
• The case: which District Court issued the warrant, the date it issued, and the case number.
• The property: the leased address being repossessed.
• Redemption status: checkboxes for whether the eviction is with or without the right of redemption. In an ordinary FTPR case the tenant can still redeem by paying in full up to the moment of execution; in a foreclosure-of-redemption (NRR) case they cannot.
• The scheduled date: the initial eviction date from the sheriff.
• The redemption amount: the amount stated on the warrant that the tenant would need to tender to stop the eviction.
• Signature block: date and signature of the landlord, attorney, or agent.

Every one of those fields already exists in your case record by this stage. The form is pure transcription, which is exactly why errors on it are so galling: a wrong case number or a misstated redemption amount on a form you copied from your own file.

CC-DC-CV-124: The Affidavit the Sheriff Checks

Serving the notice is half the requirement. Proving it is the other half.

CC-DC-CV-124, Affidavit of Notification to Tenant of Pending Eviction, is the sworn statement, signed under penalty of perjury, that the CC-DC-CV-123 notice was actually given. It captures:

• The court, case number, and parties.
• Who the affiant is (the landlord personally, or an agent).
• Where and when the notice was posted.
• What proof is attached: the certificate of mailing, the date-stamped photograph of the posted notice, or both.

The affidavit is presented to the sheriff on eviction day. Show up without it, or with an affidavit that doesn't match the required day counts, and you should expect the deputy to decline to proceed. That outcome, a canceled execution with movers standing by, is the single most expensive paperwork failure in the entire Maryland eviction process. The eviction-day logistics themselves are covered in what happens on Maryland eviction day.

The Mistakes That Reschedule Evictions

1. Assuming the court or sheriff notifies the tenant. The duty is the landlord's under § 8-407(b). Nobody else is sending this notice.
2. Using the statewide 6-day count in a 14-day jurisdiction. Baltimore City and Montgomery County both require 14 days, and other counties may adopt their own periods. The right count is a property-address question, not a Maryland question.
3. Mailing on time but forgetting the Baltimore City posting. The city requires both the 14-day mailing and the 7-day posting. One without the other is noncompliance.
4. No certificate of mailing. Regular first-class mail without the certificate leaves you with nothing to attach to CC-DC-CV-124. The certificate costs a little at the counter and is the difference between a sworn affidavit with proof and a sworn affidavit with a shrug.
5. A photo that proves nothing. An undated, blurry photo of a door does not document a posting. Date-stamped, readable, identifiable.
6. Burning the 60-day execution window. In FTPR cases the warrant must be executed within 60 days of issuance. Every rescheduled eviction date caused by a defective notice eats another sheriff-scheduling cycle out of that window. Reschedule twice and you can find yourself refiling the warrant entirely.

How EvictPro Handles CC-DC-CV-123 and CC-DC-CV-124

EvictPro treats the pending-eviction notice as a tracked compliance obligation, not a form you're supposed to remember:

• Prefilled generation. Both forms are generated from the case record: parties, case number, warrant date, redemption status and amount, scheduled eviction date. No retyping, no transcription errors.
• Jurisdiction-aware deadlines. The platform's notice-rule engine applies the correct day count for the property's jurisdiction, including Baltimore City's dual 14-day mail and 7-day posting clocks and Montgomery County's 14 days, and computes the last safe service date from the scheduled eviction date.
• Reminders that fire before the deadline, not after. Agents and landlords get nudged while there's still time to serve, and the case timeline shows the obligation until proof is captured.
• Proof capture. Certificates of mailing and date-stamped posting photos upload straight to the case file, so the CC-DC-CV-124 affidavit and its exhibits are ready before eviction day, and the whole packet lives in one place if the execution is ever challenged.

This works the same whether you have one rental in Dundalk or four hundred units across three counties: the day-count logic follows the property, and the paperwork follows the case.

Related reading:

• Maryland Warrant of Restitution Timeline
• How to File DC-CV-081, the Warrant of Restitution
• What Happens on Maryland Eviction Day: The Sheriff, the Movers, the Notice
• How to Serve an Eviction Notice in Maryland
• Maryland Eviction Forms: The Complete Landlord's List

Every Maryland eviction starts long before this notice, with a free form and a ten-minute setup: