# Montgomery County Eviction Guide: Rent Court, the 14-Day Notice Rule, and What Landlords Must Know in 2026 How eviction works in Montgomery County: District Court in Rockville and Silver Spring, the county's 14-day eviction-date notice, OLTA, and rent stabilization. - Published: 2026-08-20 - Author: Jordan Walsh - Canonical: https://www.evictpro.us/blog/montgomery-county-eviction-guide --- Montgomery County is Maryland's most tenant-protective large jurisdiction outside Baltimore City, and it earns that reputation through layers: a 14-day eviction-date notice adopted in December 2025, a rent stabilization law that caps annual increases, a county landlord-tenant office with a quasi-judicial commission behind it, and two District Court locations splitting the docket between Rockville and Silver Spring. None of that changes the underlying eviction statute. It changes the calendar, the paperwork, and the number of places a landlord can slip. This guide walks the whole county layer. - **14 days**: eviction-date notice (Bill 31-25, county maximum) - **2**: District Court locations (Rockville + Silver Spring) - **$50**: FTPR filing fee (+ $5 per tenant of record) > In Montgomery County the statute is the same as everywhere else in Maryland. The calendar is not. The county's 14-day notice and layered local rules reward landlords who run the process by the numbers and punish the ones who improvise. **The short version:** File FTPR cases at the District Court in Rockville (191 E. Jefferson St) or Silver Spring (8552 Second Ave) depending on the property's location. Filing fee: $50 plus $5 per tenant. The statewide process applies (10-day DC-CV-115 notice, DC-CV-082 complaint, 4-day appeal window, 7-business-day warrant wait), and then Montgomery County adds its own final step: a 14-day notice of the scheduled eviction date under Bill 31-25, with a copy of the scheduling information to the county DHCA. Budget the extra two weeks into every timeline, keep rent increases inside the county's rent stabilization allowance, and treat OLTA complaints seriously. The statewide backbone is [Md. Code, Real Property § 8-401](https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=grp§ion=8-401&enactments=false): 10-day Notice of Intent (DC-CV-115), DC-CV-082 complaint, judgment, DC-CV-081 warrant of restitution, sheriff execution. If any of that is unfamiliar, start with [The Maryland FTPR Process, Step by Step](/blog/ftpr-maryland-process-step-by-step) and come back. Everything below is the Montgomery County layer. ## Where to File: Rockville or Silver Spring The District Court of Maryland for Montgomery County (District 6) hears landlord-tenant cases at two locations: - **Rockville**: 191 East Jefferson Street, Rockville, MD 20850 - **Silver Spring**: 8552 Second Avenue, Silver Spring, MD 20910 Which courthouse takes your case depends on where the property sits; the court assigns filings by property location, commonly described by zip code. Call the court at 301-563-8800 with the property address before filing, and put the correct location on the DC-CV-082. Getting the county right is jurisdictional; getting the location right saves you a bounced filing and a wasted week. ## What Filing Costs Under the current District Court cost schedule ([DCA-109, Rev. 03/2026](https://www.mdcourts.gov/sites/default/files/court-forms/dca109.pdf)): - **$50 filing fee** for a summary ejectment (Failure to Pay Rent) case, the standard fee for every Maryland county outside Baltimore City - **$5 service fee per tenant of record** Fees are paid at the clerk's window at filing and are non-refundable, including on dismissal. Filing a case with a defective notice or an over-claimed amount costs the fee twice plus weeks of docket time, so validate before you file. The field-by-field DC-CV-082 checklist is here: [How to Fill Out DC-CV-082](/blog/dc-cv-082-how-to-fill-out). ## The 14-Day Eviction-Date Notice (Bill 31-25) This is the biggest Montgomery County-specific change in years. Maryland's statewide rule (Real Property § 8-407, effective October 1, 2025) requires landlords to give tenants written notice of the scheduled eviction date at least 6 days in advance, by first-class mail with a certificate of mailing plus posting on the property with a dated, timestamped photo, using court form [CC-DC-CV-123](https://www.mdcourts.gov/sites/default/files/court-forms/ccdccv123.pdf). The statute lets counties set their own period between 4 and 14 days. Montgomery County went to the maximum. The County Council passed [Expedited Bill 31-25](https://www2.montgomerycountymd.gov/mcgportalapps/Media_Detail.aspx?NaID=6040) unanimously on December 8, 2025, and it was signed the next day. The county requirement: - **At least 14 days' notice** of the scheduled eviction date and time to the tenant - **Notice to the county DHCA** (Department of Housing and Community Affairs) of the scheduled date and time, which the county uses to run tenant outreach before eviction day - **County eviction-resource information** included with the tenant notice, including a link to the county's eviction resources page Note for City of Rockville properties: Rockville separately adopted its own 14-day requirement effective November 10, 2025, so the 14-day period applies there under city law as well. Practical effect: every Montgomery County eviction timeline gets roughly two extra weeks between warrant and eviction day compared to a 6-day-default county. Build it into your arrears math. For how the county day counts fit into the statewide picture, see [Maryland Eviction Notice Requirements by County](/blog/maryland-eviction-notice-requirements-by-county). **The DHCA copy is part of the requirement:** Bill 31-25 is not just a longer tenant notice. The county must also be told the eviction date and time. A landlord who serves the tenant correctly but skips the DHCA notification has not complied with the county law. Confirm the current DHCA submission method when you schedule, and keep proof of both notices in the case file. ## The County Landlord-Tenant Office: OLTA and COLTA Montgomery County runs an administrative enforcement track parallel to rent court: - **The Office of Landlord-Tenant Affairs (OLTA)**, inside DHCA, educates both sides, answers questions, investigates complaints, and mediates disputes at no charge (240-777-0311). Landlords can bring complaints there too; it is not a tenant-only forum. - **The Commission on Landlord-Tenant Affairs (COLTA)** is the quasi-judicial body behind OLTA. Complaints investigators cannot resolve get referred to COLTA, which holds hearings and issues decisions and orders that carry the force of law. For landlords the practical rule is simple: respond to OLTA inquiries promptly and in writing. An unresolved habitability or security-deposit complaint that lands in front of COLTA while your FTPR case is pending is leverage for the tenant's side of the courtroom. ## Rent Stabilization: The Cap That Feeds Into Your Rent Claim Montgomery County's rent stabilization law (Bill 15-23) took effect July 23, 2024. The core rule: annual rent increases on covered units are capped at the **lesser of the local CPI-U plus 3 percent, or 6 percent**. The county publishes the allowance each year; the [announced allowance effective July 1, 2025 was 5.7 percent](https://www2.montgomerycountymd.gov/mcgportalapps/Press_Detail.aspx?Item_ID=45593&Dept=1). Key contours, verified against county publications: - Coverage runs to county-licensed residential rental units at least 23 years old; newer construction is exempt until it has been offered for rent for 23 years. - Other exemptions include licensed assisted living and nursing facilities and certain religious-facility housing. - Landlords can petition for increases above the cap tied to capital improvements or financial hardship. Why it matters in an eviction guide: your FTPR claim is only as strong as the rent it is based on. A rent increase that exceeded the county allowance invites a defense that part of the claimed rent is not lawfully due. Check the current year's allowance with DHCA before any increase, and keep the notice trail. Statewide rules still apply on top: 90 days' notice for rent increases under RP § 8-209, and late fees capped at 5 percent of monthly rent. Montgomery County also licenses rental housing through DHCA, so keep the property's county rental license current; verify your specific licensing obligations with DHCA, since requirements vary by property type and municipality. **Run the Montgomery County process without missing a step**: https://www.evictpro.us/pricing ## The Montgomery County Timeline, End to End Stack the steps sequentially for an uncontested FTPR case: 1. **10-day Notice of Intent** (DC-CV-115). The full 10 days must run before filing. 2. **File DC-CV-082** at Rockville or Silver Spring. $50 plus $5 per tenant. 3. **Hearing.** Several weeks out depending on the docket; confirm the current setting pace with the clerk. 4. **Judgment for possession**, then the **4-day appeal window**. A tenant appeal stays the warrant only with a bond. 5. **Warrant of restitution** after the 7-business-day statutory wait (9 to 11 calendar days in practice). Request it within 60 days of judgment; once issued it must be executed within 60 days. 6. **Sheriff scheduling**, then the **county's 14-day eviction-date notice** to the tenant and DHCA. 7. **Eviction day.** The tenant can redeem by paying the full judgment plus costs before the eviction completes, unless the court granted No Right of Redemption (3 prior FTPR judgments in 12 months, statewide rule). Maryland's typical uncontested range is 45 to 75 days from notice to eviction; Montgomery County cases realistically sit at the long end of that range or past it once the 14-day notice is counted. For the statewide baseline, see [How Long Does an Eviction Take in Maryland?](/blog/how-long-does-eviction-take-in-maryland). **What Montgomery County adds to the statewide process:** Same statute, same forms, plus: a 14-day eviction-date notice with a mandatory DHCA copy (Bill 31-25), rent stabilization capping increases at the lesser of CPI-U + 3% or 6% (Bill 15-23), county rental licensing, and an active OLTA/COLTA enforcement track. The landlords who lose time here lose it to the county layer, not the statute. ## How EvictPro Handles Montgomery County Cases Whether you rent out one Silver Spring condo or manage a thousand-unit portfolio across the county, the pipeline is the same: - **Free Notice of Intent** at [evictpro.us/notice-of-intent](/notice-of-intent): a compliant DC-CV-115 in minutes, $0, no account required. - **Filing with Court: $99**, base court filing fee included, $5-per-tenant service fee at cost, routed to the correct District Court location for the property. - **Court Hearing representation: $249** when you want an experienced Maryland agent handling the docket call. - **Warrant of Restitution: $199** with the court fee included, and every deadline (appeal window, warrant wait, both 60-day clocks, the county's 14-day notice) tracked on one case timeline. - **Sheriff Scheduling ($49) and Eviction Day ($225)** complete the process. Free to start, $99 total if the tenant cures after filing, and every notice, receipt, and proof of service in one auditable case file when the hearing gets contested. **Stage-by-stage pricing, court fees included**: https://www.evictpro.us/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:** - [Maryland Eviction Notice Requirements by County](/blog/maryland-eviction-notice-requirements-by-county) - [The Maryland FTPR Process, Step by Step](/blog/ftpr-maryland-process-step-by-step) - [How Long Does an Eviction Take in Maryland?](/blog/how-long-does-eviction-take-in-maryland) - [How to Fill Out DC-CV-082: Field-by-Field Guide](/blog/dc-cv-082-how-to-fill-out) - [Maryland's 90-Day Rent Increase Notice](/blog/maryland-90-day-rent-increase-notice) Every Montgomery County FTPR case starts the same way, and the first step is free: **Generate your 10-day Notice of Intent now**: https://www.evictpro.us/notice-of-intent ## Frequently asked questions ### Where do I file an eviction case in Montgomery County? Failure to Pay Rent and other landlord-tenant cases are filed in the District Court of Maryland for Montgomery County (District 6), which has two locations: Rockville at 191 East Jefferson Street and Silver Spring at 8552 Second Avenue. Which location hears your case depends on the property's location. Call the court (301-563-8800) to confirm the correct filing location for your property before you file. ### How much notice does a tenant get before a scheduled eviction in Montgomery County? 14 days. Montgomery County's Expedited Bill 31-25, passed unanimously in December 2025, raised the county's eviction-date notice period to the statutory maximum of 14 days, up from Maryland's 6-day statewide default under Real Property § 8-407. The bill also requires landlords to notify the county Department of Housing and Community Affairs of the scheduled eviction date and time and to include county eviction-resource information in the tenant notice. ### How much does it cost to file a Failure to Pay Rent case in Montgomery County? Under the current District Court cost schedule (DCA-109, Rev. 03/2026), the summary ejectment (Failure to Pay Rent) filing fee is $50 in Montgomery County, plus a $5 service fee for each tenant of record. The fee is paid to the clerk at filing and is non-refundable. ### Does Montgomery County have rent control? Yes, in the form of rent stabilization. Bill 15-23, effective July 23, 2024, caps annual rent increases on covered county-licensed rental units at the lesser of the local CPI-U plus 3 percent or 6 percent. The county announced a 5.7 percent allowance effective July 1, 2025. Newer buildings (offered for rent less than 23 years) and certain other categories are exempt, and landlords can petition for larger increases tied to capital improvements. Verify the current year's allowance with the county before raising rent. ### What is the Office of Landlord-Tenant Affairs in Montgomery County? The Office of Landlord-Tenant Affairs (OLTA), inside the county Department of Housing and Community Affairs, educates landlords and tenants, investigates complaints, and mediates disputes at no charge. Complaints that cannot be resolved are referred to the Commission on Landlord-Tenant Affairs (COLTA), a quasi-judicial body whose decisions and orders have the force of law. Landlords can file complaints there too; it is not a tenant-only forum. ### How long does an eviction take in Montgomery County? Plan for the longer end of Maryland's typical 45-to-75-day uncontested range, plus extra calendar time from the county's 14-day eviction-date notice. The 10-day Notice of Intent, the hearing wait, the 4-day appeal window, the 7-business-day warrant wait, sheriff scheduling, and the 14-day notice all stack sequentially. Contested cases and appeals extend it further. ### Do the statewide FTPR rules still apply in Montgomery County? Yes. Montgomery County cases run under the same statewide statute (Md. Code, Real Property § 8-401) and the same forms (DC-CV-115 notice, DC-CV-082 complaint, DC-CV-081 warrant) as everywhere else in Maryland. The county layer sits on top: the 14-day eviction-date notice, rent stabilization, county rental licensing, and OLTA/COLTA oversight.