Eviction Laws for Landlords in Mississippi: Evicting a tenant in Mississippi in 2025 is a process landlords must handle carefully, step by step, and always in line with state law. If done incorrectly, it can lead to delays, legal liability, or even losing your right to evict. As a landlord, your rental business relies on strong cash flow and compliance. This article breaks down everything Mississippi landlords need to know about eviction laws in 2025 — with clear legal procedures, case-style examples, and risk-avoidance tips.

Understanding Mississippi’s Landlord-Friendly Environment

Mississippi remains one of the more landlord-friendly states in the U.S., but that doesn’t mean landlords can evict tenants arbitrarily. The law ensures that tenants have due process rights, and any mistake in the eviction process can cause costly delays.

Under the Mississippi Residential Landlord and Tenant Act, landlords must follow very specific legal steps to regain possession of their property. Let’s walk through the eviction process in 2025, updated with the latest laws and enforcement practices.

Legal Reasons to Evict a Tenant in Mississippi (2025)

Landlords in Mississippi can legally evict a tenant for several reasons:

• Nonpayment of rent
• Violation of lease terms
• Criminal activity or damage to property
• Holdover tenancy (tenant refuses to vacate after lease ends)
• Health or safety violations

The most common reason? Nonpayment of rent. However, even in this case, a landlord must give the tenant notice and a chance to correct the issue.

Real-Life Case: Rent Default in Jackson, MS

In March 2025, landlord Stephen G. filed for eviction against a tenant who had failed to pay rent for two consecutive months in a Jackson suburb. Stephen issued a 3-Day Notice to Pay or Quit via certified mail. The tenant did not respond, and Stephen filed an eviction lawsuit in county court.

Because the notice was properly served and the documentation was complete (including the lease, payment records, and correspondence), the court granted Stephen possession within three weeks.

Lesson: Proper documentation and procedure can help landlords recover possession quickly and legally.

Step-by-Step Legal Eviction Process for Mississippi Landlords in 2025

Step 1: Serve the Appropriate Written Notice

The first step in evicting a tenant in Mississippi is to serve a written notice. The type of notice depends on the reason for eviction.

3-Day Notice to Pay Rent or Quit (Miss. Code § 89-7-27)

Use this when a tenant hasn’t paid rent. The notice gives the tenant 3 days to pay the past-due rent or move out.

14-Day Notice to Cure or Quit

For lease violations (like unauthorized pets or illegal subletting), the landlord must issue a 14-day notice. If the tenant doesn’t correct the violation within 14 days, the landlord can proceed to court.

30-Day Notice to Vacate

Used when terminating a month-to-month lease or for no-cause eviction after the lease has expired. Mississippi allows for 30 days’ notice from either party.

How to Serve the Notice

According to 2025 enforcement updates, the following are acceptable methods:

• Personal delivery to the tenant
• Leaving it at the rental unit AND mailing a copy via certified mail
• Posting it to the front door (only after reasonable attempts to contact tenant)

Always keep proof of service — it’s critical in court.

Step 2: Filing for Eviction in Court

If the tenant fails to comply with the notice, the next step is to file an eviction lawsuit, known as an “Unlawful Entry and Detainer” action.

• File at the Justice Court in the county where the property is located.
• Pay the filing fee (typically $75–$100).
• Submit your lease agreement, notice served, and any proof of nonpayment or violation.

Once filed, the court will set a hearing date — usually within 7–14 days.

Step 3: Attend the Court Hearing

Mississippi eviction hearings are typically informal but require evidence. As a landlord, bring:

• A copy of the lease
• Proof of notice served
• Rent payment records or evidence of lease violations
• Photos/videos (for property damage or criminal activity)

The tenant may also appear to contest the eviction. If the judge rules in your favor, you’ll receive a Writ of Possession, typically issued 3–5 business days later.

Step 4: Enforce the Eviction (Writ of Possession)

The Writ of Possession authorizes the sheriff to physically remove the tenant and their belongings. Landlords cannot self-evict in Mississippi — that includes changing locks, turning off utilities, or removing belongings without court order.

The sheriff will usually schedule removal within 3–7 days of receiving the writ. After that, the unit is legally yours again.

Timeline of the Eviction Process in Mississippi (2025)

Here’s a general timeline for a nonpayment eviction:

• Day 1: Serve 3-day notice
• Day 4: File in court (if no payment)
• Day 11–18: Hearing held and judgment issued
• Day 21–25: Sheriff executes Writ of Possession

Average total time: 3 to 4 weeks, depending on the county and sheriff availability.

Common Mistakes Landlords Make (And How to Avoid Them)

Many landlords lose valuable time and money by making small but critical mistakes:

• Failing to serve notice properly: Even minor service errors can void your case.
• Accepting partial rent after serving notice: Doing so can reset the process.
• Skipping written documentation: Verbal agreements don’t hold in court.
• Self-help eviction: Changing locks without court order is illegal and can lead to tenant lawsuits.

Always follow the legal process in full.

Real-Life Example: Lease Violation in Gulfport, MS

In a 2025 lease violation case, landlord Tanya B. tried to evict her tenant for repeated noise complaints and illegal pet keeping. She served only a 3-day notice to vacate instead of a 14-day notice to cure. The court dismissed her eviction suit due to improper notice. It took her another month to refile and win possession.

Lesson: Know the difference between notice types and always follow statutory timeframes.

Eviction Moratoriums and Special Protections in 2025

As of June 2025, there are no federal eviction moratoriums in place. However, Mississippi has local housing courts (especially in urban areas like Jackson and Gulfport) that may prioritize eviction mediation.

Certain vulnerable tenants — such as active-duty military under the Servicemembers Civil Relief Act (SCRA) — may receive extended timelines. Always screen for special protections before initiating eviction.

Security Deposits and Property Recovery

Mississippi landlords must return a tenant’s security deposit within 45 days of move-out. Deductions can be made for:

• Unpaid rent
• Damages beyond normal wear and tear
• Cleaning fees (if specified in lease)

If the landlord fails to return the deposit or give a written explanation, they can be sued for double the withheld amount under Miss. Code § 89-8-21.

Cost of Eviction for Landlords in Mississippi

While the process seems straightforward, the actual costs can add up:

• Court filing: $75–$100
• Service of process: $25–$50
• Legal representation (if hired): $500–$1500
• Lost rent during the process: 1–2 months’ worth

Still, eviction is often necessary to preserve the value of your rental property and maintain a viable business.

Final Thoughts: Eviction Laws for Landlords in Mississippi

Mississippi’s eviction laws give landlords a clear path to recover possession of their property — but the process must be followed legally, precisely, and without shortcuts. In 2025, more courts are digitizing filings, and tenant advocacy is growing. Make sure every eviction you file is backed by solid documentation, proper notice, and respect for tenant rights.

20 FAQs on Eviction Laws for Landlords in Mississippi (2025)

Understanding how to legally evict a tenant in Mississippi is essential for landlords who want to protect their investment and avoid costly legal mistakes. In 2025, the state’s laws continue to favor landlords — but only when the proper legal process is followed.

Whether you’re a first-time property owner or an experienced real estate investor, these 20 frequently asked questions provide clear, updated, and practical guidance on Mississippi’s eviction laws for 2025.

1. What are the legal grounds for eviction in Mississippi in 2025?

In Mississippi, landlords can legally evict tenants for:

• Nonpayment of rent
• Violation of lease terms (e.g., unauthorized pets, subletting)
• Criminal activity or property damage
• Refusing to leave after the lease ends (holdover tenant)
• Health or safety violations

Each ground requires a different type of notice and specific procedures.

2. How much notice does a landlord need to give before eviction?

• Nonpayment of Rent: 3-Day Notice to Pay or Quit
• Lease Violation: 14-Day Notice to Cure or Quit
• End of Lease or No-Cause: 30-Day Notice to Vacate (only for month-to-month tenancies)

If the tenant doesn’t comply with the notice, the landlord can file an eviction case in Justice Court.

3. What is the process of evicting a tenant in Mississippi?

1. Serve proper written notice
2. Wait for the notice period to expire
3. File a complaint in Justice Court
4. Attend a hearing
5. Receive a Writ of Possession if successful
6. Sheriff enforces the eviction

Each step must be followed exactly to avoid delays or case dismissal.

4. Can landlords evict tenants without going to court?

No. Self-help evictions (like changing locks, cutting utilities, or removing a tenant’s belongings) are illegal in Mississippi. All evictions must go through the court process, and only the sheriff can carry out a physical eviction.

5. What happens if the tenant pays rent after the 3-day notice is served?

If a tenant pays the full overdue rent within the 3-day notice period, the eviction must be canceled. Accepting partial payment without a new agreement could restart the clock or weaken the landlord’s case.

6. How long does it take to evict a tenant in Mississippi in 2025?

The average uncontested eviction takes 3–4 weeks, depending on:

• County court backlog
• Sheriff availability
• Tenant response or defense

If contested or appealed, the process can take 1–3 months or more.

7. Do I need a lawyer to evict a tenant in Mississippi?

No, a landlord can file and represent themselves in Justice Court. However, it’s wise to consult a real estate attorney if:

• The tenant files a counterclaim
• The lease is complex
• There are fair housing concerns
• You’re dealing with commercial property

8. Can I evict a tenant for illegal activity on the premises?

Yes. Mississippi law allows immediate action for criminal activity or serious lease violations. While a 14-day notice is still typically used, if the behavior endangers others or the property, you may file for emergency removal through the court.

9. What proof do landlords need in an eviction case?

Documentation is critical:

• Signed lease agreement
• Rent ledger/payment history
• Copies of served notices
• Photos/videos (if for damage or violations)
• Witness statements or police reports (if applicable)

The judge will rule based on the strength of your evidence.

10. How much does it cost to file an eviction case in Mississippi?

• Court filing fee: $75–$100 (varies by county)
• Service of process: $25–$50 (to notify tenant)
• Sheriff’s Writ of Possession execution: Around $50–$100
• Attorney (optional): $500–$1500+

These costs are typically not recoverable unless specified in the lease or judgment.

11. What is a Writ of Possession?

A Writ of Possession is a court order authorizing the sheriff to physically remove a tenant and return control of the property to the landlord. Once issued, the sheriff will schedule a lockout, usually within 3–7 business days.

12. What should I do with a tenant’s belongings after eviction?

Once the sheriff has carried out the eviction, you may remove the tenant’s property, but it’s safest to give them an opportunity to reclaim it within a reasonable time (e.g., 7–14 days). Some counties recommend storing items for a short period to avoid civil liability.

13. Can I evict a tenant during winter or holidays?

Yes, Mississippi does not have seasonal eviction restrictions. Courts operate year-round. However, local court closures during holidays might cause small delays.

14. Can I evict a tenant on a verbal lease?

Yes, as long as you can prove a rental agreement existed (e.g., payment records, communication history). While written leases are strongly preferred, the court can enforce verbal agreements in Mississippi.

15. How can I legally terminate a month-to-month lease in Mississippi?

To end a month-to-month tenancy, a landlord must serve a 30-Day Written Notice to Vacate. No specific reason is required — but it must not be retaliatory or discriminatory.

16. What happens if a tenant refuses to leave after the lease ends?

If the tenant stays after the lease expires without a new agreement, they become a holdover tenant. Landlords must serve a 30-day notice (unless waived in the lease) and follow the same eviction process if the tenant won’t leave.

17. Can landlords evict tenants for subletting or unauthorized guests?

Yes. Subletting without permission is considered a lease violation. In such cases, issue a 14-Day Notice to Cure or Quit. If the tenant doesn’t resolve the issue or move out, file for eviction.

18. What are a tenant’s defenses in an eviction case?

Tenants may delay or block an eviction if they can prove:

• Improper notice
• Discrimination or retaliation
• Landlord failed to maintain the property (e.g., habitability issues)
• The rent was actually paid
• Lease terms are ambiguous

Keeping solid documentation helps defeat false claims.

19. Are there any eviction moratoriums in Mississippi in 2025?

As of June 2025, there are no active federal or statewide eviction bans in Mississippi. However, local jurisdictions like Jackson or Hattiesburg may encourage eviction mediation before court action.

Active-duty military tenants still have protections under the Servicemembers Civil Relief Act (SCRA), allowing delay or modification of eviction orders.

20. How can I avoid evictions in the first place?

Evictions cost time and money. Here’s how landlords in Mississippi are minimizing evictions in 2025:

• Screen tenants thoroughly (credit, background, references)
• Use detailed lease agreements
• Offer payment plans before filing
• Maintain open communication with tenants
• Partner with local rent relief programs (if available)

Avoiding eviction doesn’t mean tolerating bad tenants — it means managing your property like a business with risk controls in place.

Final Words

Navigating eviction laws in Mississippi doesn’t have to be complicated — but skipping steps or rushing the process can create legal issues. As a landlord in 2025, your best strategy is to know your rights, document every step, and comply with all notice periods.

If you’re ever unsure, consulting a local attorney or property manager can help protect your interests and keep your rental business on solid legal ground.