Express eviction for non-payment: how to start it and not lose months
If you’re a landlord and your tenant isn’t paying, this is the fast judicial route to recover the property and claim unpaid rent. I tell you what to prepare, where to file it and the real timelines. No fluff.
What GovEasy does
- Prepares your case file and documentation
- Detects frequent errors before submission
- Saves your progress and reminds you of deadlines
What the agency does
Ministerio de Vivienda / Catastro
- Receives and reviews your application
- Issues the resolution or official document
Guía completa
What you need at hand
- A lawyer and a procurador in the partido judicial where the property sits. Without them, eviction for non-payment won’t go through.
- Cl@ve/certificado to apoderar the procurador (apud acta) and to check your file in Mi Carpeta Justicia.
- Burofax prior notice (if you didn’t send one) giving 30 days to pay and hand over keys. It prevents enervación.
Documentation
- Contrato de arrendamiento and extensions/annexes.
- Title of ownership (escritura or recent nota simple from the Registro de la Propiedad).
- Statement of unpaid rents (debt table with months and interest).
- Proof of non-payment (returned receipts, bank statements).
- Fehaciente burofax with certificación de contenido and acuse (if sent before suing).
- Power to the procurador: apud acta (online or at court) or notarised power.
- Tenant details: NIF/NIE and notification address (the one in the contract, and alternates if you have them).
- (If you’re a company) Proof of the Modelo 696 fee with the NRC.
Step by step
- Hire lawyer and procurador. Let them review contract, arrears and strategy (with or without rent claim, steps to avoid enervación).
- Send the burofax with 30 days if you haven’t already. Make it clear: total debt, IBAN for payment and key handover.
- (Companies) Self-assess the fee Modelo 696 on sede.agenciatributaria.gob.es and keep the receipt.
- File the claim at the Decanato of the partido judicial of the property (appointment or counter) or via LexNET (done by the procurador). Attach contract, arrears table, burofax and power.
- Apoderar the procurador with Cl@ve on sedejudicial.justicia.es (apud acta) or sign at the court. Without the power the LAJ won’t distribute the case.
- Track notifications on carpeta.justicia.gob.es (Ministry territory) or your CCAA’s portal. Watch the 10 días hábiles for the tenant to pay, vacate or oppose.
- Lanzamiento: coordinate locksmith and police if needed. On the scheduled day go with keys, meter readings and change the lock with the LAJ present.
Tricks that save you time
- Burofax done properly: 30 days, clear content, sent to all known addresses. Avoids surprise enervación.
- Finalised debt table dated to the claim filing and with automated updates. Fewer court queries.
- Apud acta online with Cl@ve right after hiring the procurador; admission won’t stall.
- Use the correct partido judicial (property address). Filing elsewhere = weeks lost.
- Book the locksmith for the first lanzamiento date. Rescheduling adds weeks.
Common mistakes that can mess up the process
- Changing the lock before the lanzamiento: you risk criminal trouble.
- Not sending a burofax: the tenant pays and enervates the eviction. You may have to start over on repeat cases.
- Filing without the procurador’s power: inadmissible for a defect and weeks of delay while you fix it.
- Requesting only the eviction and forgetting the rents: you double procedures and costs.
- Relying on filing it yourself: courts require lawyer and procurador for evictions; LexNET is for professionals only.
- 1.You hire a lawyer and a procurador in the partido judicial of the property and agree to file an eviction claim for non-payment (with or without a claim for rents). Without them the court won’t accept this procedure.
- 2.You send (if you didn’t already) a burofax with certificación de contenido and acuse giving 30 days to pay and hand over the keys. That prevents enervación if they pay at the last minute. Keep the receipts.
- 3.If you’re a legal person (persona jurídica), you complete and pay the judicial fee Modelo 696 on sede.agenciatributaria.gob.es and keep the proof with the NRC to attach to the claim.
- 4.Your procurador files the claim at the Decanato of the partido judicial of the property (in person with appointment at the Oficina de Registro y Reparto) or via LexNET. Attach the contract, proof of arrears, burofax and power.
- 5.With Cl@ve you grant the apoderamiento apud acta to the procurador on the Sede Judicial Electrónica (sedejudicial.justicia.es) or sign it at the court. Without the power, the court won’t process it.
- 6.You check notifications and hearing dates in Mi Carpeta Justicia (carpeta.justicia.gob.es) if you’re in Ministry territory; use your CCAA’s judicial portal where applicable. Watch the 10 días hábiles deadline for the tenant to oppose.
- 7.When the launch (lanzamiento) is set, coordinate with your procurador: arrange a locksmith and, if needed, police assistance. On the day bring keys, meter-reading record and change the lock with the LAJ present.
- Signed rental agreement and annexes/extensions (complete copy)
- Title of ownership of the property (escritura or recent nota simple from the Registro de la Propiedad)
- Statement of unpaid rents (table of months owed with amounts and interest update)
- Proofs of non-payment (returned direct debits, bank statements, failed transfers)
- Previous requerimiento fehaciente to pay and leave (burofax with certificación de contenido and acuse, sent ≥30 days before if you want to avoid enervación)
- Power for litigation to the procurador: apoderamiento apud acta (online or at court) or notarised power
- DNI/NIE of the landlord and identification details of the tenant (NIF/NIE and notification address that appears in the contract)
- IBI receipts and utility account statements if you claim other costs (gastos repercutibles)
Key deadline: 10 días hábiles
After the decree that notifies the tenant, they have 10 días hábiles to pay and enervar (if they can) or to file an opposition. If they do nothing, a lanzamiento is ordered for the fixed date.
Enervación of the eviction
If you didn’t send a fehaciente burofax with 30 days’ notice, the tenant can pay everything and stop the eviction once. Send the burofax before suing if you want to avoid this surprise.
Don’t change the lock yourself
Interfering before the judicial lanzamiento can land you in criminal trouble. Wait for the hearing with the LAJ, locksmith and police if needed.
This is a court matter, not Vivienda/Catastro
Evictions are handled by the Juzgados de Primera Instancia (Justicia). The Vivienda or Catastro website won’t process this for you.
Online filing is limited
LexNET is only for professionals. With Cl@ve you can apoderar the procurador and check your file in Mi Carpeta Justicia, but the claim itself is filed by your procurador.
¿Qué necesito para completar Desahucio Express sin que me lo rechacen?
Desahucio Express es gratuito en Ministerio de Vivienda / Catastro y se puede presentar por cuenta propia. El punto que interrumpe el trámite es que hace falta Cl@ve activa, y si no está dada de alta el registro previo puede tardar días. Además, el formulario tiene 6 pasos y la sesión de la sede caduca antes de terminar si se interrumpe. GovEasy prepara el expediente completo y comprueba los datos antes de tocar la sede, y si no tienes la identificación digital o la cita, un gestor colegiado del marketplace la gestiona y lo presenta por ti.
- Cl@ve activa (PIN o permanente)
- GovEasy (extensión + gestor colegiado)
Can I do the express eviction without a lawyer and procurador?
No. For evictions for non-payment it’s mandatory to go with a lawyer and a procurador. If you file alone, it will be inadmissible and you’ll waste time.
How long does an express eviction really take?
It depends on the court and whether there’s an opposition. Today the usual range is 2–6 months until the lanzamiento. In saturated areas it can be longer.
If the tenant pays after the claim, will it stop the process?
They can enervar once if you didn’t send a fehaciente burofax with ≥30 days before. If you sent the burofax correctly, they can’t enervar and the process continues.
Can I claim unpaid rents and the eviction at the same time?
Yes, you can include them in the same claim. Add a debt table, interest and, if applicable, costs. It’s more efficient than separate proceedings.
What about unpaid utilities or damages?
Utilities only if they’re in your name and contractually chargeable. Damages and other costs are claimed with an expert report or invoice; if they don’t fit the eviction, bring a separate claim.
Is it cheaper if I’m a natural person?
Yes: you don’t pay the judicial fee. You’ll still have lawyer and procurador fees, which are usually several hundred euros.
¿Qué es Desahucio Express y ante qué organismo se presenta?
Desahucio Express es un trámite gestionado por Ministerio de Vivienda / Catastro. Trámite oficial de Desahucio Express gestionado por Ministerio de Vivienda / Catastro. Incluye guía completa, requisitos y plazos reales según normativa vigente.
¿Cuánto cuesta realizar Desahucio Express?
El coste de Desahucio Express es Gratis. Verifica importes actualizados en la sede de Ministerio de Vivienda / Catastro antes de presentarlo.
¿Cuánto tarda Desahucio Express?
El tiempo estimado para Desahucio Express es 1–4 semanas. Puede variar según la carga del organismo Ministerio de Vivienda / Catastro y la complejidad del expediente.
¿Qué sistema de identificación necesito para Desahucio Express?
Para Desahucio Express el usuario requiere Cl@ve (PIN o permanente). Si no dispones del medio exigido, valora alternativas presenciales o apoderamiento.
¿Desahucio Express necesita cita previa?
Sí, Desahucio Express normalmente requiere cita previa en Ministerio de Vivienda / Catastro. Reserva con antelación porque la disponibilidad suele ser limitada.
¿Desahucio Express es compatible con otras ayudas de vivienda?
La compatibilidad de Desahucio Express con otras ayudas depende del programa autonómico y estatal aplicable. Revisa las bases vigentes antes de concurrir a varias convocatorias.
¿Desahucio Express afecta al contrato de alquiler o hipoteca?
Desahucio Express puede exigir presentar copia del contrato de alquiler o escritura de hipoteca vigente. Tenlos a mano al iniciar la solicitud.
¿Cómo justifico mi nivel de renta en Desahucio Express?
Para Desahucio Express suele pedirse la última declaración de la renta o certificado de imputaciones de la AEAT. Descárgalo previamente desde la sede electrónica de la AEAT.
¿Qué necesito para completar Desahucio Express sin que me lo rechacen?
Para completar Desahucio Express necesitas Cl@ve activa. GovEasy prepara el expediente y un gestor colegiado lo presenta por ti. Desahucio Express es gratuito en Ministerio de Vivienda / Catastro y se puede presentar por cuenta propia. El punto que interrumpe el trámite es que hace falta Cl@ve activa, y si no está dada de alta el registro previo puede tardar días. Además, el formulario tiene 6 pasos y la sesión de la sede caduca antes de terminar si se interrumpe. GovEasy prepara el expediente completo y comprueba los datos antes de tocar la sede, y si no tienes la identificación digital o la cita, un gestor colegiado del marketplace la gestiona y lo presenta por ti.
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1.You hire a lawyer and a procurador in the partido judicial of the property and agree to file an eviction claim for non-payment (with or without a claim for rents). Without them the court won’t accept this procedure.
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