# Eviction Day in Maryland: How the Sheriff Schedules, Notices, and Executes Your Eviction What actually happens on eviction day in Maryland: sheriff scheduling, the CC-DC-CV-123 date notice, landlord crew and lock duties, and redemption at the door. - Published: 2026-09-08 - Author: Jordan Walsh - Canonical: https://www.evictpro.us/blog/maryland-eviction-day-sheriff --- Every stage of a Maryland eviction before this one happens on paper. Eviction day is the one that happens on a doorstep, with a sheriff's deputy, a moving crew, a locksmith, and, more often than new landlords expect, a tenant holding an envelope of certified funds that legally stops the whole thing. This is the complete guide to how eviction day actually works in Maryland: how the sheriff gets scheduled, what notice the tenant must receive first, what you are responsible for bringing, what happens to the tenant's property, and the doorstep redemption rule that surprises landlords at the worst possible moment. - **6-14 days**: Eviction-date notice (jurisdiction-dependent (CC-DC-CV-123)) - **60 days**: Warrant life (execute within 60 days of issuance) - **Any moment**: Redemption window (until execution, unless NRR) > The sheriff supervises, the landlord executes. Deputies do not carry furniture, do not bring locks, and do not wait around while you find a crew. If you are not ready when they arrive, the eviction does not happen that day. **The short version:** After the warrant of restitution issues, the sheriff schedules the eviction and the tenant must get formal notice of the date: at least 6 days statewide by default, 14 days plus a 7-day posting in Baltimore City, 14 days in Montgomery County. On the day, the sheriff supervises while your crew clears the unit and your locksmith secures it. Property left behind is treated as abandoned, but Baltimore City bars curbing it on the public right-of-way. And in an ordinary FTPR case the tenant can still stop everything by tendering the full judgment plus costs before the warrant is executed, unless your judgment was entered without the right of redemption. ## Step 1: From Warrant to Sheriff's Calendar Eviction day exists only because a **warrant of restitution** was requested within 60 days of your judgment and issued by the District Court. If you are not there yet, start with the [warrant of restitution timeline](/blog/maryland-warrant-of-restitution-timeline); this post picks up at issuance. Once the warrant reaches the sheriff's office (or constable, in some jurisdictions), it enters a scheduling queue. Queue length is the least predictable part of the whole Maryland eviction process: a low-volume county may schedule within days, while high-volume offices can run several weeks behind. Two rules govern the wait: - **The warrant must be executed within 60 days of issuance**, or it lapses. Backlogs do not extend the clock; extension petitions do. The full mechanics are in [the two 60-day warrant clocks](/blog/warrant-of-restitution-60-day-expiration). - **The tenant's eviction-date notice must run before the date.** The scheduling office builds this in, but you should verify the math for your county, because a notice defect at this stage reschedules the eviction and burns warrant life. ## Step 2: The Eviction-Date Notice (CC-DC-CV-123) Maryland no longer lets an eviction date arrive unannounced. Under [Md. Code, Real Property § 8-407](https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=grp§ion=8-407&enactments=false), enacted by [HB 767 (2025)](https://mgaleg.maryland.gov/2025RS/bills/hb/hb0767e.pdf) and effective October 1, 2025, the tenant must receive written notice of the scheduled eviction date, delivered on the court form **CC-DC-CV-123, Notice to Tenant of Pending Eviction** (the official PDF is at [mdcourts.gov](https://www.mdcourts.gov/sites/default/files/court-forms/ccdccv123.pdf); the related CC-DC-CV-124 handles cancellation or rescheduling of a scheduled eviction). The day count is **jurisdiction-dependent**, and this is where multi-county landlords get burned: - **Statewide default: a single notice of at least 6 days** before the scheduled date, sent by first-class mail with a certificate of mailing, posted at the property with a photograph, and sent electronically if the tenant agreed to electronic delivery. - **Counties may set their own period between 4 and 14 days**, so the default is a floor pattern, not a universal rule. - **Baltimore City: 14 days' notice** by first-class mail with a certificate of mailing, **plus a separate 7-day posting** at the property, under City Code § 8A-2. - **Montgomery County: 14 days** under county Bill 31-25. If you operate across county lines, treat the eviction-date notice period as a per-county variable, exactly like filing fees and courthouse addresses. Our deep-dive on the form itself is at [the CC-DC-CV-123 guide](/blog/cc-dc-cv-123-eviction-date-notice). **Who serves this notice varies:** Depending on the jurisdiction, the sheriff's office, the court, or the landlord handles pieces of the eviction-date notice, and the certificate-of-mailing and photo-of-posting proof requirements are real. Ask the scheduling office exactly what they send and what they expect from you, and keep copies of everything. A notice defect here does not kill your case, but it reschedules your eviction and spends your 60-day warrant life. ## Step 3: What the Landlord Brings on Eviction Day The sheriff's role is narrow: supervise the execution, keep the peace, and document the outcome. Everything else is yours. **People:** - **You or an authorized representative.** No landlord presence, no eviction. - **A moving crew.** Enough hands to clear the unit within the sheriff's time window. Deputies in busy counties allot limited time per eviction; an understaffed crew is one of the most common reasons an eviction fails and reschedules. Some sheriffs publish minimum crew expectations; ask when you schedule. - **A locksmith**, or someone competent to change locks on the spot. Possession is restored when the property is secured. **Paper:** - The warrant of restitution and the judgment. - A **certified, current rent ledger**. If the tenant tenders redemption funds at the door, you need to know the exact figure that satisfies the judgment plus costs, on the spot. - Photo ID, and your property manager authorization if a representative attends instead of the owner. **Conditions:** - **Weather.** District Courts stay evictions during extreme weather: extreme cold, winter storms, and National Weather Service excessive heat warnings all trigger postponements, and the sheriff reschedules after conditions pass. Winter-specific planning is covered in [winter evictions in Maryland](/blog/winter-evictions-maryland). - **Timing.** Evictions run on the sheriff's schedule, typically business hours. Arrive early; a missed window is a missed date. **Eviction day, handled end to end**: https://www.evictpro.us/pricing ## Step 4: The Tenant's Property Maryland reworked its rules on post-eviction belongings, and the old image of furniture stacked on the curb is now legally wrong in much of the state: - Under Maryland's summary ejectment framework, **personal property remaining in the unit when the warrant is executed is treated as abandoned**, and disposal becomes the landlord's responsibility. - **Baltimore City prohibits placing evicted property on the public right-of-way.** Plan for hauling or lawful disposal, not curbing. - Local practice on disposal logistics varies. Confirm current requirements with your sheriff's office when you schedule, and when the property left behind is substantial or valuable, get advice from a licensed Maryland attorney before disposing. Photograph the unit's condition and contents before your crew touches anything. It is the cheapest insurance you will ever buy against a later claim. ## Step 5: Redemption at the Door Here is the moment that stuns first-time landlords. In an ordinary FTPR case, Maryland's [right of redemption](/blog/right-of-redemption-maryland-tenant) under [Md. Code, Real Property § 8-401](https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=grp§ion=8-401&enactments=false) lets the tenant **stop the eviction at any point before the warrant is actually executed** by tendering the complete judgment amount plus court costs in cash or certified funds. Yes, including on the doorstep, with the crew standing behind you. If a proper tender happens, the eviction does not proceed. You take the money, the tenancy continues, and the sheriff leaves. This is why the certified ledger matters: disputes about the correct payoff figure at the door go badly for the unprepared side. The exception is a judgment entered **without the right of redemption (NRR)**, available when the tenant has **3 prior FTPR judgments in the preceding 12 months statewide, or 4 in Baltimore City**. With an NRR judgment, tender at the door does not stop execution. If you have a chronic repeat payer, the NRR request belongs in your complaint, not in your regrets on eviction day. ## If the Tenant Is Already Gone A meaningful share of scheduled evictions arrive at an empty unit: the tenant left days earlier without a word. Do not just let yourself in the week before. Until the warrant is executed or the tenant clearly surrenders possession (keys returned, written confirmation of move-out), changing the locks on your own risks a wrongful-eviction claim. The clean play is to keep the sheriff's appointment: the deputy confirms the unit is vacant, the warrant is executed against an empty apartment, and your possession is restored on the record instead of on a hunch. It costs you a morning and buys you a documented, defensible retake of the property. ## After Execution Once the unit is cleared and the locks are changed, the deputy documents the completed execution and possession is legally restored. Same day, do three things: 1. **Secure and photograph** the property, every room. 2. **Note the execution date** in your case file; it closes the warrant and starts any post-eviction obligations. 3. **Reconcile the money judgment.** Execution restores possession; collecting the judgment is a separate track. **Eviction day in one paragraph:** The sheriff executes, you supply everything else: crew, locks, ledger, presence. The tenant's date notice must run first (6 days statewide default, 14 in Baltimore City and Montgomery County), the warrant must still be alive (60 days from issuance), weather can postpone, abandoned property is your problem to dispose of lawfully, and in a non-NRR FTPR case a doorstep tender of the full judgment plus costs stops everything. Preparation decides whether the date completes or reschedules. ## How EvictPro Gets You to a Completed Eviction Day Eviction day failures are coordination failures: a notice period miscounted, a crew too small, a warrant quietly expiring in a scheduling queue. EvictPro manages the Maryland eviction pipeline end to end so each stage hands off cleanly to the next: - **Notice of Intent (DC-CV-115): free** at [evictpro.us/notice-of-intent](/notice-of-intent), no account required. - **Filing with Court: $99**, base court filing fee included, Maryland's $5-per-tenant service fee billed at cost. - **Warrant of Restitution: $199**, the $50 DC-CV-081 court fee included. - **Sheriff Scheduling: $49** and **Eviction Day: $225**, covering the coordination and execution-day support described above. Every deadline in this post, the date-notice day count for your county, the 60-day warrant life, the redemption posture, lives on your case timeline, whether you manage one door or a thousand. See the [full pricing breakdown](/pricing). **Not legal advice**: This article is general educational information about Maryland landlord-tenant law and procedure. It is not legal advice and does not create an attorney-client relationship. Laws, court fees, and local rules change over time. For advice on your specific situation, consult a licensed Maryland attorney or a qualified housing counselor. **Related reading:** - [Right of Redemption in Maryland: A Landlord's Guide](/blog/right-of-redemption-maryland-tenant) - [Maryland Warrant of Restitution Timeline: From Judgment to Sheriff Eviction in 2026](/blog/maryland-warrant-of-restitution-timeline) - [CC-DC-CV-123: The Eviction-Date Notice, Explained](/blog/cc-dc-cv-123-eviction-date-notice) - [The Two 60-Day Warrant of Restitution Clocks in Maryland](/blog/warrant-of-restitution-60-day-expiration) **Start the process that ends with your property back**: https://www.evictpro.us/notice-of-intent ## Frequently asked questions ### Who actually performs an eviction in Maryland? The sheriff or constable executes the warrant of restitution. The landlord never removes a tenant personally; self-help eviction is illegal in Maryland. The sheriff supervises while the landlord's crew physically moves property out and a locksmith changes the locks. The landlord or an authorized representative must be present. ### How much notice does a tenant get before the eviction date? It depends on the jurisdiction. The statewide default under Real Property § 8-407 (HB 767, effective October 1, 2025) is a single notice of at least 6 days before the scheduled date, sent first-class mail with a certificate of mailing and posted at the property with a photo. Baltimore City requires 14 days' notice by first-class mail with certificate of mailing plus a 7-day posting under City Code § 8A-2. Montgomery County requires 14 days under Bill 31-25, and other counties may set anywhere from 4 to 14 days. ### What is form CC-DC-CV-123? CC-DC-CV-123 is the Maryland court form titled Notice to Tenant of Pending Eviction, used to notify the tenant of the scheduled eviction date under Real Property § 8-407. The related form CC-DC-CV-124 covers cancellation or rescheduling of a scheduled eviction. Both are published on mdcourts.gov. ### What does the landlord have to bring on eviction day in Maryland? Yourself or an authorized representative, a moving crew large enough to clear the unit within the sheriff's time window, a locksmith or lock set to secure the property immediately, and your paperwork: the warrant, the judgment, and a certified rent ledger in case the tenant attempts redemption at the door. ### Can the tenant stop the eviction on the day itself? In an ordinary failure-to-pay-rent case, yes. Maryland's right of redemption lets the tenant stop the eviction by tendering the full judgment amount plus court costs, in cash or certified funds, any time before the warrant is actually executed, including on the doorstep. The exception is a judgment entered without the right of redemption (NRR), available when the tenant has 3 prior FTPR judgments in the past 12 months, or 4 in Baltimore City. ### What happens to the tenant's belongings after a Maryland eviction? Under Maryland's summary ejectment framework, personal property remaining in the unit when the warrant is executed is treated as abandoned, and the landlord is responsible for disposal. Baltimore City prohibits placing evicted property on the public right-of-way. Rules on disposal logistics vary locally, so confirm current requirements with your sheriff's office or a licensed Maryland attorney before eviction day. ### Does bad weather cancel a scheduled eviction? It can. Maryland District Courts stay evictions during extreme weather conditions, including extreme cold, winter storms, and National Weather Service excessive heat warnings, and the sheriff reschedules once conditions pass. A postponed eviction still has to be executed within the warrant's 60-day life, so weather delays make deadline tracking more important, not less.