Evictions are a hidden social problem that result in homelessness. While eviction statistics are collected, data on the number of formal and informal evictions is limited internationally. The eviction process typically involves a notice to quit, landlord filing with a court, and an eviction being granted and executed. Reasons for evictions are largely nonpayment of rent. Comparable monitoring systems across countries are needed to better understand the magnitude of evictions as a social issue.

1. Evictions - a Hidden Social Problem.
Comparative Evidence from
Modern Welfare States.
Sten-Åke Stenberg
Swedish Institute for Social Research (SOFI)
Igor van Laere
Dr Valckenier outreach practice for homeless people
GGD Municipal Public Health Service Amsterdam

2. An eviction is the ultimate
consequence of a conflict
between a landlord and a tenant.
The relationship is regulated by a lease.
If the tenant violates the lease the landlord can
terminate the tenancy for cause.
An eviction is the removal of a tenant from the
premises of a landlord.
In most cases the grounds are nonpayment of rent
(70-90 %), anti-social behavior accounts for 5 %.
A substantial share of these households ends up in
homelessness

3. The eviction process
1. A notice to quit from the landlord to the tenant
2. The landlord takes the case to court
3. Summary Proceeding, Unlawful Detainer,
Accelerated Possession Procedure
4. If eviction is granted, it is handed over to an
executive authority/a law enforcement officer
(bailiff, sheriff, marshall etc.).
5. Eviction executed
(Other aspects like interventions from social
authorities.)

4. The eviction process
This formalized process is not the only way a
tenant can become homeless.
Long before the bailiff stands on the doorstep in
order to execute an eviction, tenants may simply
give up and move.
If statistics about formal evictions is rudiment in
most countries, we know next to nothing about
these “informal” evictions.

5. Evictions in the literature
Computerized bibliography searches of
appropriate electronic databases
Biased towards studies written in English and
published literature indexed by the electronic
database systems

6. Table 1. Data sources
Source Coverage
Cinahl 1981-
Criminal Justice Abstracts 1968-
EconLit 1969
ERIC 1966-
IBSI 1951-
Political Science Complete -
PsycINFO 1840-
Social Services Abstracts 1980-
Sociological Abstracts 1952-
6

7. Table 2. Search terms
Topic Policy area Legal area
Eviction* Housing* Tenant*
Apartment* Landlord*
Dwelling* Lease*
Notice to quit
Possession*
Proceeding*
Bailiff*
Marshall*
Sheriff*
Self help
Distraint*
Foreclosure*
Arear
7

8. Flow chart of the search/inclusion
process
Electronic database
searches
n=10
Eviction subordinate
Potentially
relevant studies n=76
n=274
News articles
n=13
Eviction in focus
n=40
8

9. Magnitude of evictions
Statistics published in local languages.
Statistics are mostly collected for administrative
reasons.
Numbers only given for some of the stages in the
process

10. Possible explanations for
international variation
1. Composition of housing market
2. Number of households with leases
(homelessness)
3. Legal system
- The regulated time period between the rent
arrear and when the landlord can file the case in
court
- Duration of the process: Civil law countries
have longer duration compared to common law
countries

11. Possible explanations for
international variation
4. Social policy
- Social security
- Housing benefits
- Social housing
- Care for mentally deranged
- Quality signaling and referral systems to support
problem households

12. Table 3. Number of proceedings to court,
court orders and executed evictions.
Housing stock
Pop. 15
years and
Proceedings Orders Executed older Total Rental
Scandinavian
Denmark 20,622 3,762 4,378 2600 900
Finland 7,328 1,448 4,301 2600 900
Sweden 35,174 3,004 7,378 4400 2000
German
Austria 43,192 30,171 13,411 6,851 3300 1400
French
Netherlands 22,605 8,550 13,250 6800 3100
Portugal 17,186 3,651 5300 1100
Spain 3,637 14,428 21000 2300
Socialist
Poland 6,563 5,040 2,527 13,337 12700 2900
English
UK 161,422 117,357 24,200 25600 7800
12

13. Table 4. Number of proceedings to court, court orders and
executed evictions by population size and housing stock
Legal Duration Proceedings to court Orders Executed
origin/Country from filing of
complaint to
eviction
Pop. 15 Total Rental Pop. 15 Total Rental Pop. 15 Total Rental
year and housing year and housing year and housing
older stock older stock older stock
Scandinavian
Denmark 225 - - 4.71 7.83 17.02 0.13 1.43 3.10
Finland 120 1.70 2.85 8.37 - - - 0.34 0.56 1.66
Sweden 187 4.77 8.08 18.80 - - - 0.41 0.69 1.61
German
Austria 547 6.31 13.17 32.92 4.40 9.20 23.0 1.96 4.09 10.22
French
Netherlands 52 - - - 1.71 3.32 7.29 0.65 1.26 2.73
Portugal 330 - - - 1.95 3.23 15.39 - - -
Spain 183 0.10 0.17 1.58 - - - - - -
Socialist
Poland 1080 0.21 0.52 2.07 0.16 0.40 1.59 0.08 0.21 0.80
English
UK 115 3.31 6.31 20.33 2.40 4.58 14.78 - - -
13

14. The Netherlands
Rent arrears
1. Immediately a letter reminding the
tenant
2. After 6-8 weeks households are
informed of the possibility of seeking
assistance from a debt control agency.
It is the tenant’s responsibility to
contact the agency!

15. The Netherlands
3. The bailiff is contacted by the landlord after 10
to 12 weeks.
4. If households do not cooperate, and the
financial situation is not solved within the next 2
to 4 weeks, the household will be presented to
the judge for a court order for eviction
Totally ~ 6 months from rent arrear to eviction

16. The Netherlands
Social rent sector 2.4 million dwellings
2007: 237,000 households had rent arrears and
22,605 received an eviction court order (0.9%).
Evictions:
1995: 6,020 (0.25 %)
2005: 8,134 (0.34 %)
2007: 8,550 (0.36 %)

17. The Netherlands
Reasons for evictions (n=8,550)
rent arrears 78 %
illegal subletting 10 %
nuisance / anti-social behavior 5%
illegal cannabis production 4%
non specified reasons 2%

18. Sweden
Rent arrears
1. Notice to quit 7 days after the rent is due, at the
same time the landlord must inform the local social
authorities.
2. If the rent is paid within 3 weeks after the notice to
quit the tenant regains the lease.
3.Two business days after the three week period the
bailiff can make a decision of eviction.
Totally 1-2 months from rent arrear to eviction

19. Sweden
Applications to bailiffs Executed evictions
2000: 13,955 5,055 (36%)
2008: 9,458 4,713 (50%)
Households with children
2008: 2,365 718 (30%)

20. Sweden
January-June
Evictions Households with children
2008: 1,530 381 (25%)
2009: 1,525 343 (22%)

21. Evictions in Sweden
Figure 2. Evictions in Sweden 1970-2008
45000
40000
35000
30000
25000 Proceedings to courts
Number
Applications to bailiffs
20000
Executed evictions
15000
10000
5000
0
1972
1978
1994
2000
2006
1970
1974
1976
1980
1982
1984
1986
1988
1990
1992
1996
1998
2002
2004
Year 2008
21

22. Conclusions
• Evictions are a hidden social problem
• Evictions are neglected by scholars
– 10 data bases: 275 articles: 40 evictions in
focus
• No international comparisons possible
• Internal eviction geography is needed
• Call for comparable monitor systems
• Call for integral scientific approach