Key Changes That Benefit Landlords
This legislation rebalances DC's tenant-landlord laws, giving property owners faster resolution times and clearer processes while maintaining tenant protections.
Faster Eviction Process
Title I & II - Public Safety & Court Procedures
Nonpayment Notice: 30 → 10 Days
The pre-filing notice period for nonpayment evictions has been reduced from 30 days to just 10 days. This allows landlords to begin the eviction process much faster when tenants fail to pay rent.
Expedited Evictions for Dangerous Crimes
When a tenant or occupant commits a dangerous crime or crime of violence on the property:
- 10-day notice to vacate (instead of 30)
- Court hearing within 20 days of filing
- Immediate writ of restitution upon judgment
Court Discretion on Dismissals
Courts now have discretion to allow landlords to correct deficiencies in their filings instead of automatically dismissing cases. The law changed from "shall dismiss" to "may, in its discretion when weighing the prejudice to all parties, dismiss."
Protective Orders for Rent
New ability to request protective orders requiring tenants to deposit rent into the court registry during nonpayment eviction cases. This ensures rent payments are preserved while the case is pending.
Major TOPA Reforms
Title III - Tenant Opportunity to Purchase Act
15-Year Exemption for New Construction
This is huge: New buildings are now EXEMPT from TOPA requirements for 15 years after construction (evidenced by certificate of occupancy). This removes a major barrier for new development and investment in DC housing.
Investor Entry/Exit Without Triggering TOPA
Non-controlling investors can now enter or exit property ownership entities without triggering TOPA, as long as a Notice of Transfer is sent to tenants. This makes it much easier to bring in capital partners or restructure ownership.
Additional TOPA Exemptions
- Family transfers (spouse, parent, child, siblings, grandchildren)
- Decedent estate transfers to family members or heirs
- LIHTC properties during and after credit period with affordability covenants
- Entity restructuring without consideration
- Tax sales, bankruptcy sales, and court-ordered transfers
- Properties with 2-4 units not owned by business corporations (only notice required)
Streamlined Notice Procedures
New "Notice of Transfer" process for exempt transactions. Clearer requirements for offers of sale. DHCD will develop standardized template documents. A public TOPA database will track all transactions.
Cooling-Off Period
Tenant organizations now have a 45-day cooling-off period before they can assign purchase rights to third parties. For 2-4 unit properties, it's 22 days. During this time, tenants must receive training on their rights.
Updated Notice Requirements
How to properly serve notices
All eviction notices must now be delivered via:
Method 1 (Required)
Certified mail OR delivery service with tracking confirmation, return receipt requested
Method 2 (Also Required)
Hand delivery to the rental unit OR posting on the front door
Note: You must use BOTH methods - certified mail/tracking AND hand delivery/posting.
Important Dates & Timeline
When these changes take effect
First Reading Approved
DC Council approved the bill on first reading
Final Reading Passed
DC Council passed the bill on final reading
Reconsideration Approved
Bill approved on 2nd reading (reconsideration)
Signed by Mayor
Mayor Muriel Bowser signed the act into law
Takes Effect
Most provisions take effect after 30-day congressional review period (approximately mid-December 2025)
Subject to Funding
Some provisions (certified tenant support providers, qualified purchaser certification, TOPA transparency portal, deed recordation exemption) apply only upon inclusion of their fiscal effect in an approved budget and financial plan.
This summary is for informational purposes only and does not constitute legal advice. Consult with a qualified attorney for specific legal guidance.