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Evictions
LIVE CLASS DATE: 8/15/2026 09:00AM CST
Executing an eviction in Wisconsin requires precise adherence to state statutes, notice periods, and Small Claims Court procedures. This intensive class provides landlords and real estate investors with a clear, step-by-step authoritative guide to navigate the entire eviction process, from identifying a material breach to the final removal of property. Master the correct legal sequence to avoid case dismissal and swiftly regain possession of your property.
What You’ll Learn:
Defining Material Breach: Identify the most common violations justifying eviction, including non-payment of rent or utilities, pet violations, violation of lease/NSRP/Rules, and severe issues like drug activity, gang activity, or domestic violence.
Proper Notice Requirements: Master the correct forms and timelines for key year-lease breaches, including the 5-Day Cure or Vacate Notice, the 14-Day Vacate Notice, the 5-Day Nuisances Notice (for drug/gang activity), and the 5-Day Domestic Abuse Notice.
Filing the Summons & Complaint (S&C): Get a step-by-step walkthrough of filing the SC-500 form with Small Claims Court, including how to complete the Statement of Facts and the option for e-filing, which is required by most municipalities.
Holdover Tenant Strategy: Learn to identify a holdover tenancy (resulting from a 28-Day Notice or a breach where the tenant remains) and how to ask for double daily rent in your Statement of Facts.
Initial Appearance Protocol: Understand that a default judgement is granted to the landlord if the tenant fails to appear or presents no defense. Be aware that your clothing and appearance matter, avoid shorts, jeans, bare shoulders, and flip flops, as judges may reschedule hearings if the plaintiff is not dressed appropriately.
Responding to Defenses: Know the common tenant defenses (e.g., retaliatory evictions, rent withheld for landlord breach) and how to effectively counter them in court by showing professionalism and providing evidence. Note that a tenant can only withhold full rent for a significant untenantability issue that affects the entire unit.
Writ of Restitution: Understand that the Writ is mandatory upon receiving an eviction judgment. Learn the rules: it is valid for 30 days, costs $5, and ONLY the sheriff can serve and execute it within 10 days of being received.
Disposing of Tenant Property: Master the updated law (WI SS 704.05(5)) which requires that the disposal procedure MUST be addressed in writing in the lease or renewal. Learn the specific rules for holding prescription medicine/medical equipment for 7 days.
Damage Hearing (Optional): Learn the process for filing an Amended Summons and Complaint to pursue monetary damages. Understand the evidence required, such as pictures, rent rolls, vendor bills, and justification of charges, all of which must be presented under the “preponderance of evidence” standard.
Why Attend:
Minimize Financial Loss: Learn the proper procedures to maximize collection on your money judgment, including asking for double daily rent and ensuring the judgment is correctly docketed to add to the tenant’s consumer credit report.
Ensure Proper Service: Understand that each tenant must be served separately, and master the required documents and procedures when working with a sheriff for service, including providing biographical details and warning of any potential danger.
Eliminate Case Dismissal: Prevent your case from being dismissed by ensuring your notices are served properly and your initial court appearance meets all procedural and professional dress standards.
Manage Abandoned Property Legally: Avoid severe liability by confirming your lease contains the necessary written clause for disposal, ensuring you do not become legally responsible for the tenant’s property after eviction.
LIVE CLASS DATE: 8/15/2026 09:00AM CST
Executing an eviction in Wisconsin requires precise adherence to state statutes, notice periods, and Small Claims Court procedures. This intensive class provides landlords and real estate investors with a clear, step-by-step authoritative guide to navigate the entire eviction process, from identifying a material breach to the final removal of property. Master the correct legal sequence to avoid case dismissal and swiftly regain possession of your property.
What You’ll Learn:
Defining Material Breach: Identify the most common violations justifying eviction, including non-payment of rent or utilities, pet violations, violation of lease/NSRP/Rules, and severe issues like drug activity, gang activity, or domestic violence.
Proper Notice Requirements: Master the correct forms and timelines for key year-lease breaches, including the 5-Day Cure or Vacate Notice, the 14-Day Vacate Notice, the 5-Day Nuisances Notice (for drug/gang activity), and the 5-Day Domestic Abuse Notice.
Filing the Summons & Complaint (S&C): Get a step-by-step walkthrough of filing the SC-500 form with Small Claims Court, including how to complete the Statement of Facts and the option for e-filing, which is required by most municipalities.
Holdover Tenant Strategy: Learn to identify a holdover tenancy (resulting from a 28-Day Notice or a breach where the tenant remains) and how to ask for double daily rent in your Statement of Facts.
Initial Appearance Protocol: Understand that a default judgement is granted to the landlord if the tenant fails to appear or presents no defense. Be aware that your clothing and appearance matter, avoid shorts, jeans, bare shoulders, and flip flops, as judges may reschedule hearings if the plaintiff is not dressed appropriately.
Responding to Defenses: Know the common tenant defenses (e.g., retaliatory evictions, rent withheld for landlord breach) and how to effectively counter them in court by showing professionalism and providing evidence. Note that a tenant can only withhold full rent for a significant untenantability issue that affects the entire unit.
Writ of Restitution: Understand that the Writ is mandatory upon receiving an eviction judgment. Learn the rules: it is valid for 30 days, costs $5, and ONLY the sheriff can serve and execute it within 10 days of being received.
Disposing of Tenant Property: Master the updated law (WI SS 704.05(5)) which requires that the disposal procedure MUST be addressed in writing in the lease or renewal. Learn the specific rules for holding prescription medicine/medical equipment for 7 days.
Damage Hearing (Optional): Learn the process for filing an Amended Summons and Complaint to pursue monetary damages. Understand the evidence required, such as pictures, rent rolls, vendor bills, and justification of charges, all of which must be presented under the “preponderance of evidence” standard.
Why Attend:
Minimize Financial Loss: Learn the proper procedures to maximize collection on your money judgment, including asking for double daily rent and ensuring the judgment is correctly docketed to add to the tenant’s consumer credit report.
Ensure Proper Service: Understand that each tenant must be served separately, and master the required documents and procedures when working with a sheriff for service, including providing biographical details and warning of any potential danger.
Eliminate Case Dismissal: Prevent your case from being dismissed by ensuring your notices are served properly and your initial court appearance meets all procedural and professional dress standards.
Manage Abandoned Property Legally: Avoid severe liability by confirming your lease contains the necessary written clause for disposal, ensuring you do not become legally responsible for the tenant’s property after eviction.