D.C. Code tit. 16 § 16-1124
Ejectment for non-payment of rent; time limitation on relief from judgment; set-off; dismissal upon payment.
Operative Text
(a) In a case between landlord and tenant, where one-half year’s rent or more is in arrear and unpaid, and the landlord or lessor to whom the rent is due has the right by law, in default of a sufficiency of goods and chattels whereon to distrain for the satisfaction of the rent due, to re-enter for non-payment of the rent, he may, without any formal demand or re-entry, commence a civil action in ejectment for the recovery of the demised premises. (b) When a judgment is given for the plaintiff in an action pursuant to this section, and execution is had on the judgment, before the rent in arrear and costs of suit are paid, the lease of the property shall cease and be determined, unless the judgment is reversed on appeal or certiorari or, within six months after execution on the judgment, the defendant or a person who has succeeded to his interest, or a mortgagee of the lease or of any party thereof who was not in possession when final judgment was rendered, applies to the court for an order granting equitable relief from the judgment, which is subsequently granted. (c) When possession of the property recovered has been delivered to the plaintiff under execution issued upon a judgment in an action pursuant to this section, and, in connection with the application for equitable relief from the judgment, the defendant or other person referred to in subsection (b) of this section, has, prior to or at the time of his application, paid or tendered to the plaintiff or his legal representative or successor in interest, or paid into court for the use of the person entitled thereto, the amount of rent in arrear, as stated in the judgment and costs of suit and all damages sustained by the plaintiff, the order for restoration of possession of the property to the person who made the payment shall provide for setting off the sum that the plaintiff has made, or that he might, without fraud, deceit, or willful neglect, have made, of the property, during his possession, against the rent accruing after the judgment was rendered, and for reimbursement to the applicant of the balance, if any, of the sum paid into court by him, after making the set-off prescribed by this subsection. (d) At any time before the trial of an action pursuant to this section, the defendant may pay or tender to the plaintiff, or pay into court, the amount of all the rent then in arrear, and costs of suit. Thereupon, the action shall be dismissed.
D.C. Code §§ 16-1102, 16-1110, 16-1111, and 16-1124 establish a civil ejectment process that a landlord may use when at least six months of rent has gone unpaid, without needing to make a formal demand or physically re-enter the property first. If a court judgment is entered for the landlord and executed upon, the lease terminates automatically unless the tenant or another qualifying party seeks equitable relief from the court within six months and pays all arrears, costs, and damages. A tenant who pays or tenders the full amount of rent owed plus costs at any point before trial is entitled to have the case dismissed outright. When possession is restored after such a payment, the law requires that any income the landlord earned—or reasonably could have earned—from the property during their possession be credited against rent that accrued after the judgment.
Plain English — not legal advice.
Under D.C. Code §§ 16-1102, 16-1110, 16-1111, and 16-1124, a landlord whose tenant has accumulated at least six months of unpaid rent may initiate a civil ejectment action without a formal re-entry demand, provided the applicable legal right to re-enter exists. Compliant operators typically maintain thorough records of all rent due, payments received, and costs incurred, since these figures form the basis of any judgment and subsequent set-off calculations. Landlords who obtain possession under a judgment should be aware that the law accounts for income actually earned or reasonably earnable from the property during their period of possession, which may be offset against post-judgment rent if a tenant later seeks and obtains equitable relief.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
D.C. Code §§ 16-1102, 16-1110, 16-1111, and 16-1124 give tenants a meaningful opportunity to stop an ejectment action before it reaches trial by paying or tendering all rent in arrears plus court costs, which entitles them to a dismissal of the case. Even after a judgment has been executed and possession transferred, a tenant—or a qualifying successor or mortgagee—may apply to the court for equitable relief within six months, provided all arrears, costs, and damages are paid or tendered at or before that application. Tenants facing ejectment proceedings under this provision may benefit from consulting a tenant-rights organization or legal aid service familiar with D.C. housing law to understand the full range of procedural options available to them.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 14, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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