What is the Tenant Opportunity to Purchase Act (TOPA) and how does it affect me as a DC landlord?

The Tenant Opportunity to Purchase Act (TOPA), codified at DC Code § 42-3404, gives DC tenants the legal right of first refusal to purchase their rental unit or building before the owner sells it to a third party. TOPA applies to nearly all rental housing in DC and is one of the most important laws for DC landlords to understand before listing a property for sale. Under TOPA, when you decide to sell, you must first issue a formal offer of sale to your tenants, who then have a statutory period to express interest, negotiate, and secure financing. The timeline varies based on the property size — single-family homes have a 30-day response window, while multi-family buildings have longer periods and more complex requirements. Tenants can also assign their TOPA rights to a third party, including a developer. Failing to comply with TOPA requirements can void a sale or result in costly litigation. Gordon James Realty's team has extensive experience managing TOPA notices and coordinating tenant-occupied property sales in DC. If you are considering selling a DC rental property, contact us early in the process so we can properly structure the timeline and documentation.

What are the benefits of property management with Gordon James Realty?

Working with Gordon James Realty means you stop managing your rental property and start owning it strategically. Here is what that looks like in practice: Full-service management. We handle advertising, tenant screening, lease execution, rent collection, maintenance coordination, move-in and move-out inspections, and owner disbursements — everything. 19-day average vacancy. Our marketing reach, professional photography, and 15-minute response time to prospective tenants keep vacancy periods short and income consistent. Zero successful evictions. Our tenant screening process has never resulted in a successful eviction filed against a tenant we placed. That record reflects the quality of our screening — not luck. Transparent financials. Monthly owner statements are available 24/7 through your online portal, alongside maintenance records, invoices, and lease documents. Cost-effective contractor network. Our vetted vendor relationships mean repairs are handled faster and at lower rates than most owners can secure independently. Local legal expertise. DC, Virginia, and Maryland each have distinct landlord-tenant laws. Our team actively monitors regulatory changes across all three jurisdictions to keep your investment protected. No locked-in contracts. We earn your loyalty through service quality, not contractual obligation.

What is the eviction process for DC, Virginia, and Maryland landlords?

Eviction procedures vary significantly across jurisdictions. DC has some of the strongest tenant protections in the country, while Virginia and Maryland follow different notice periods and court processes.

What neighborhoods and areas does Gordon James Realty serve for property management?

Gordon James Realty manages residential properties throughout the greater Washington, DC metro area, including all three major jurisdictions. Washington, DC: We manage properties across all DC neighborhoods and wards, including Capitol Hill, Columbia Heights, Shaw, Logan Circle, Dupont Circle, Georgetown, Tenleytown, Petworth, Navy Yard, Southwest Waterfront, NoMa, Congress Heights, and Brookland, among others. Northern Virginia: Our Virginia portfolio includes properties in Arlington (Rosslyn, Ballston, Clarendon, Lyon Village, Crystal City / National Landing), Alexandria (Old Town, Del Ray, Shirlington, Cameron Station), Fairfax County (Tysons, McLean, Falls Church, Reston, Herndon), and surrounding areas. Maryland: We manage properties in Bethesda, Potomac, Chevy Chase, Silver Spring, Rockville, Gaithersburg, and across Montgomery County and Prince George's County. If you have a property just outside these areas, contact us — we may be able to accommodate your location depending on proximity to our existing portfolio. We provide free rental analyses for all properties in our service area.

Is the DC Metro area a good place to invest in rental property?

The DC Metro area offers strong fundamentals for rental investment including stable government and tech employment, consistent population growth, diverse tenant demand, and historically appreciating property values.

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Residential Property ManagementMarch 7, 2026· Updated March 27, 2026

Eviction Rights and the Eviction Process for DC Metro Landlords

By Gordon James Realty

Landlord Eviction Rights in Washington, DC, Virginia, and Maryland

Evicting a tenant is one of the most legally complex situations a DC metro landlord faces. Washington, DC in particular has some of the most tenant-protective eviction laws in the country. Understanding eviction rights and procedures in DC, Virginia, and Maryland is essential for every landlord in the region.

Valid Grounds for Eviction in DC, Virginia, and Maryland

Nonpayment of rent: The most common eviction ground in all three jurisdictions
Lease violation: Material violation of lease terms (unauthorized occupants, unauthorized pets, subletting without approval)
End of lease term (Virginia and Maryland): Landlords can decline to renew with proper notice
Owner or family member occupancy (DC): DC landlords who wish to move into the property may evict with proper notice and procedural compliance

DC's Just Cause Eviction Requirements

Washington, DC requires landlords to have legally recognized "just cause" to evict a tenant with a valid lease. DC does not permit no-cause lease terminations for tenants in good standing. Just cause grounds are specified in the DC Rental Housing Act and include nonpayment, lease violations, illegal use, and specific owner-occupancy circumstances. This makes DC one of the most tenant-protective eviction environments in the country.

The Eviction Process: Step by Step

Step 1: Written Notice

All evictions begin with a written notice to the tenant specifying grounds and required cure period:

DC Nonpayment: 30-day notice to quit with option to cure
DC Lease Violation: 30-day notice to cure or quit
Virginia Nonpayment: 5-day pay-or-quit notice
Virginia Lease Violation: 30-day notice to remedy or quit
Maryland Nonpayment: Landlords can file in District Court immediately after a missed rent payment in most cases

Step 2: File in Court

If the tenant does not comply, file an eviction complaint with the appropriate court:

DC: DC Superior Court, Landlord-Tenant Branch
Virginia: General District Court in the applicable city/county (Arlington, Alexandria, Fairfax)
Maryland: District Court in the applicable county (Montgomery, Prince George's)

Step 3: Hearing and Judgment

Both parties appear at the hearing. If the judge rules for the landlord, a judgment for possession is issued. DC eviction hearings typically occur 3-6 weeks after filing, and the process is frequently extended further by tenant continuance requests.

Step 4: Writ of Possession and Physical Eviction

After obtaining a judgment, the landlord obtains a Writ of Possession and coordinates with the U.S. Marshals (DC), County Sheriff (Virginia), or Sheriff (Maryland) to physically remove the tenant. In DC, this step can add another 30-60 days to the overall timeline.

Working with a Property Management Company on Evictions

Professional property management companies coordinate the eviction process, including notice preparation, court filing coordination, and tenant communication, in accordance with applicable law. Involving a professional management company or DC-experienced landlord-tenant attorney early in the process significantly improves outcomes.

Gordon James Realty: DC Metro Property Management

Gordon James Realty manages residential rental properties throughout Washington, DC, Northern Virginia, and Maryland. We help landlords navigate tenant issues proactively and coordinate with eviction counsel when necessary. Contact us to discuss professional management.

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