One number per file, with the costs already inside it, so it reconciles.
Flat and all-inclusive. Court filing costs and sheriff's service fees are already in this number. Uncontested residential evictions, up to two adult tenants.
Federal program overlay work. Contested phase billed at $350 per hour, stated up front.
Every active file in one place, in real time, at no separate charge.
The issue with an advertised starting fee is not that it is low. It is that the real number arrives later, varies by county and service method, and cannot be forecast or passed through cleanly to an owner.
| Lands after the file opens | Typical amount |
|---|---|
| Advertised starting attorney fee | $550 and up |
| + Court filing fee | $185.00 |
| + Summons issuance fee | $10.00 |
| + Electronic filing convenience fee | $5.00 |
| + Service by sheriff (slowest) | $40.00 |
| + Service by private process server (fastest) | Varies by county |
| + Writ of possession, sheriff's fee | $90.00, always |
| + Overnight delivery (FedEx Priority) | $22.00 |
| Real total | $352 in costs alone on sheriff service, on top of the attorney fee, with the variance falling on you per file |
Stated plainly, so there is nothing to discover later. Contested matters, counterclaims, appeals, and damage or money claims beyond possession are quoted separately. Tenancies with more than two adult tenants, commercial matters, and subsidized-housing tenancies are scoped before the work begins. Where an hourly rate applies it is $350 per hour, and you are told before it starts.
A short call, no intake form. Tell us how many doors you manage, which counties, and how many files you typically run a year. If we are not the right fit we will say so.