Evictions & Early Terminations

Not every lease runs to its natural end. When a tenant has to be removed for cause, or both sides agree to end early, REDA handles it with two tickets: Eviction and Termination. Each puts the lease into its own notice stage and, when you close it, raises a child Move Out ticket that finishes the job. This article shows which ticket writes which stage, why the child Move Out ticket behaves differently under one of these parents, and how calling it off rewinds the lease. No prior REDA experience is assumed.

Eviction vs Termination vs Move-Out

Three lease-ending paths, and it helps to see them side by side:

Eviction and Termination share the same shape — a parent ticket that sets a notice stage and then spawns a child Move Out ticket to finish. What differs is the stage label and, for terminations, an optional document workflow for the surrender agreement.

Starting the process

Both tickets can only be raised against an occupied lease — you can't evict or terminate an application or an already-expired lease. Try it on the wrong lease and REDA stops you:

On the ticket you set the Move Out Date (the scheduled date the unit will be vacated), a Notice Date, and — for an eviction — Eviction Start Date and Eviction End Date. Both tickets start with an approval status of Draft, which your organization can use as a review checkpoint before the process runs.

Eviction, step by step

An Eviction ticket moves through statuses New, In Process, Closed, and Cancelled:

Termination, step by step

A Termination ticket has the same shape as an eviction, writing Occupied - Notice (Termination) and spawning its own child Move Out ticket on close. It adds statuses for a document workflow — Contract Sent and Contract Signed — so you can track a surrender agreement through to signature. If that agreement is signed on paper, REDA won't let you close the ticket until the signed document is attached, and it checks a file is really there:

On close, REDA stamps the scheduled move-out date and raises the child Move Out ticket, exactly as an eviction does. (Eviction has no Contract Sent/Signed statuses — that document workflow is unique to termination.)

Finishing with the child Move Out ticket

Both parents hand off to a child Move Out ticket. Under an eviction or termination parent it behaves in one important non-obvious way:

Closing the child ticket works normally and is what ends the lease: REDA stamps the Actual Move Out Date, moves the lease to Expired, switches off billing, deactivates portal access, and cleans up any outstanding renewal tickets. If the property has a move-out inspection template and schedule, that inspection is scheduled off this child ticket too. The Parent Ticket and Parent Ticket Type fields keep the eviction-to-move-out chain visible and auditable.

When the unit goes back to market

There's a difference worth knowing between the three paths in how the unit becomes available again. On a normal move-out and on a termination, REDA looks ahead: as soon as the lease is on its notice stage with a known end date, it stamps the property's next Leasing Availability Date — the end date plus the rule's make-ready turnaround days — so the unit can be marketed before the tenant is even out. An eviction notice stage does not pre-stamp that forward date the same way. Instead, the unit returns to market once the child Move Out ticket closes and the lease reaches Expired, when the property's leasing status recomputes on its own (see Property Statuses). The practical takeaway: don't expect an early availability date to appear while an eviction is still in progress — it lands at the end.

Calling it off

Setting either parent ticket to Cancelled rewinds the lease: the notice stage reverts to the snapshot taken when the ticket was created, and the scheduled move-out date is cleared. The rewind only applies while the lease is still on the stage the ticket set — so a cancellation never clobbers a stage some other process has since written.

If the process has already reached the child Move Out ticket, calling it off is a two-step affair: cancel the child ticket first (which rewinds it from Expired and cancels its inspection), then cancel the parent (which rewinds the notice stage). Work from the child up to the parent so each rewind lands on the stage it expects.

Worked examples

Eviction. Aisha Rahman stops paying. On 10 Mar the manager raises an Eviction ticket with Move Out Date 30 Apr and Eviction Start 10 Mar. Set to In Process, the lease shows Occupied - Notice (Eviction) with Scheduled Move Out 30 Apr. When the eviction concludes, the ticket is closed and a child Move Out ticket appears, linked to the eviction. Aisha vacates on 30 Apr; closing the child ticket moves the lease to Expired and billing stops. Note that rent and late fees kept accruing the whole time until that final close.

Termination. A tenant and landlord agree to end a lease early — the lease runs to 31 Jul next year, but both want out on 30 Sep. The manager raises a Termination ticket, moves it to Contract Signed with the signed surrender agreement attached, and closes it. The lease shows Occupied - Notice (Termination) and a child Move Out ticket appears. Closing that child on 30 Sep moves the lease to Expired.

An Eviction ticket, with its child Move Out ticket showing in the Related Tickets list — the child's Parent Ticket field links the two.

A Termination ticket at Contract Signed, with the surrender agreement attached in the Files related list.

Reference: ticket status to lease stage

Every status and what it does to the lease:

Where to go next

1. Notice, Move-Out & Lease End — the child Move Out ticket's full behavior.
2. Renewing a Lease — the opt-out path that also raises a Move Out ticket.
3. Understanding Tickets — parent and child tickets, and how cancellation rewinds.
4. The Lease Record — what the notice and expired stages mean.
5. Property Statuses — how a unit becomes available again after move-out.

Frequently asked questions