*NOTE: This section includes amendments by emergency legislation that will expire on October 22, 2021. To view the text of this section after the expiration of all emergency and temporary legislation, click this link: Permanent Version.*
(a) When a person detains possession of real property without right, or after his right to possession has ceased, the Superior Court of the District of Columbia, on complaint under oath verified by the person aggrieved by the detention, or by his agent or attorney having knowledge of the facts, may issue a summons in English and Spanish to the party complained of to appear and show cause why judgment should not be given against him for the restitution of possession.
(b) The person aggrieved shall not file a complaint seeking restitution of possession pursuant to this section for nonpayment of rent in an amount less than $600. Nothing in this subsection shall prevent the person aggrieved from filing a complaint to recover the amount owed.
(c)(1) Prior to January 1, 2022, the person aggrieved shall not file a complaint seeking relief pursuant to this section, except when:
(A) The complaint alleges that the tenant's continuing presence at the housing accommodation where the tenant resides presents a current and substantial threat to the health and safety of tenants, on-site agents, or employees of the owners of the housing accommodation, or household members or guests of other tenants, or residents of immediately adjacent properties, because the tenant has violated an obligation of tenancy by engaging in an unlawful possession of a firearm, threats or acts of violence, or assault;
(B) The complaint alleges that the tenant has willfully or wantonly caused significant damage to the unit, building, premises, or property of the housing provider; or
(C) The complaint alleges non-payment of rent, the complaint is filed on or after October 12, 2021, and the person aggrieved provides documentation at the time of filing demonstrating that:
(i) He or she has applied for emergency rental assistance through the STAY DC program on behalf of the tenant, or initiated the application on behalf of the tenant by completing all landlord portions of the application, the tenant has been notified in writing of the application, and the housing provider is eligible to seek possession pursuant to § 42-3505.01(b-1)(1); and
(ii) The tenant has been served with a written notice which meets the requirements of § 42-3505.01(b-1)(2) and all other requirements under District law.
(2) It shall be a dispositive affirmative defense requiring dismissal of a complaint for non-payment of rent if a tenant can demonstrate with substantial evidence provided through testimony that:
(A) The housing provider did not pursue rental assistance as required timely or in good faith;
(B) The tenant did not receive notice of the rental assistance application;
(C) The housing provider did not provide a notice that meets the requirements of [§] 42-3505.01(b-1)(2), and all other requirements under District of Columbia law;
(D) The tenant or their authorized representative submitted an application for emergency rental assistance prior to or during the 60 days after receiving a past due rent notice, and that application is still pending, approved and awaiting payment, or under appeal;
(E) The housing provider has not met the requirements of § 42-3505.01(b-1)(1); or
(F) For complaints that involve rent arrears accrued since March 11, 2020, the landlord did not offer or negotiate a payment plan in good faith pursuant to § 42-3281 at any time since March 11, 2020.
(3) For complaints filed pursuant to (c)(1)(B) of this subsection, it shall be a dispositive affirmative defense requiring dismissal of a complaint if a tenant can demonstrate with substantial evidence that the housing provider willfully or negligently contributed to the significant damage of the unit, premises, building, or property that are the subject of the complaint.
(4) For purposes of this subsection, the term:
(A) "Act of violence" shall have the same meaning as "crime of violence" as provided in § 23-1331(4).
(B) "Assault" shall be construed according to § 22-404.
(C) "Significant damage" includes large holes in the walls of the unit that cannot be repaired with plaster and paint, destruction of major building systems such as electric or plumbing, destruction of appliances such as ovens, refrigerators or dish washing machines in the unit, or damage to large areas of flooring such that the housing provider will have to replace the damaged flooring.
(D) "Threat" shall be construed according to § 22-407.
(E) "Unlawful possession of a firearm" shall be construed according to § 22-4503.
(5) Nothing in this section shall be construed to create an obligation on the part of any person to pursue an eviction action under this subsection.
(6) No tenant shall be evicted from a rental unit based on a complaint filed under this subsection unless the court determines by a preponderance of the evidence that the alleged violation of an obligation of tenancy meets all of the requirements of this subsection.
(7) At the initial hearing for any complaint for non-payment of rent, if the complaint does not allege sufficient facts or the person aggrieved has not produced sufficient documentation to meet all pre-filing requirements under District law, the Court shall dismiss the complaint.
(d)(1) The person aggrieved shall not file a complaint seeking restitution of possession pursuant to this section without a valid registration or claim or exemption issued pursuant to § 42-3502.05, and a current license for rental housing issued pursuant to § 47-2828(c)(1) presented at the time of filing.
(2) The Court may waive the requirements in this subsection if the person aggrieved can demonstrate that the housing provider for the housing accommodation was unable to obtain or renew a current rental housing license due to extenuating circumstances.
(e) The person aggrieved shall not file a complaint pursuant seeking relief to this section based on consistent late payment of rent by a tenant occurring between the dates of March 11, 2020, and 60 days after the expiration of the public health emergency declared in response to the novel 2019 coronavirus (SARS CoV-2).
(f) Complaints seeking relief pursuant to this section that are not permitted to be filed pursuant to subsection (c) of this section shall not be filed until January 1, 2022, at the earliest.
(Dec. 23, 1963, 77 Stat. 581, Pub. L. 88-241, § 1; July 29, 1970, 84 Stat. 560, Pub. L. 91-358, title I, § 145(g)(1); June 29, 1984, D.C. Law 5-90,§ 2(a), 31 DCR 2537; Mar. 16, 2021, D.C. Law 23-255, 67 DCR 13959; June 24, 2021, D.C. Law 24-9, § 404(a)(1)(B), 68 DCR 004824; July 24, 2021, D.C. Act 24-125, §§ 3(t), 5(a)(1), 68 DCR 007342.)
Prior Codifications1981 Ed., § 16-1501.
1973 Ed., § 16-1501.
Section ReferencesThis section is referenced in § 15-318, § 16-1502, and § 42-3602.
Cross ReferencesEjectment actions, see § 42-3210.
Forcible entry and detainer, see § 22-3301.
Remedies of purchaser upon refusal to deliver possession, see § 15-318.
Sufferance estates, see § 42-520.
Emergency LegislationFor temporary (90 days) amendment of this section, see § 5(a)(1) of Public Emergency Extension and Eviction and Utility Moratorium Phasing Emergency Amendment Act of 2021 (D.C. Act 24-125, July 24, 2021, 68 DCR 007342).
For temporary (90 days) amendment of this section, see § 3(t) of Public Emergency Extension and Eviction and Utility Moratorium Phasing Emergency Amendment Act of 2021 (D.C. Act 24-125, July 24, 2021, 68 DCR 007342).
For temporary (90 days) amendment of this section, see § 404(a)(1) of Coronavirus Support Congressional Review Emergency Amendment Act of 2021 (D.C. Act 24-96, June 7, 2021, 68 DCR 006025).
For temporary (90 days) amendment of this section, see § 2(a)(1) of Eviction Moratorium Public Safety Exception Emergency Amendment Act of 2021 (D.C. Act 24-67, May 3, 2021, 68 DCR 004907).
For temporary (90 days) amendment of this section, see § 404(a)(1) of Coronavirus Support Emergency Amendment Act of 2021 (D.C. Act 24-30, Mar. 17, 2021, 68 DCR 003101).
For temporary (90 days) amendment of this section, see § 3 of Fairness in Renting Congressional Review Emergency Amendment Act of 2021 (D.C. Act 24-3, Jan. 25, 2021, 68 DCR 001529).
For temporary (90 days) amendment of this section, see § 3 of Fairness in Renting Emergency Amendment Act of 2020 (D.C. Act 23-497, Nov. 10, 2020, 67 DCR 13949).
For temporary (90 days) amendment of this section, see § 404(a)(1) of Coronavirus Support Second Congressional Review Emergency Amendment Act of 2020 (D.C. Act 23-405, Aug. 19, 2020, 67 DCR 10235).
For temporary (90 days) amendment of this section, see § 404(a)(1) of Coronavirus Support Congressional Review Emergency Amendment Act of 2020 (D.C. Act 23-328, June 8, 2020, 67 DCR 7598).
For temporary (90 days) amendment of this section, see § 404(a)(1) of Coronavirus Support Emergency Amendment Act of 2020 (D.C. Act 23-326, May 27, 2020, 67 DCR 7045).
Temporary LegislationFor temporary (225 days) amendment of this section, see § 404(a)(1) of Coronavirus Support Temporary Amendment Act of 2021 (D.C. Law 24-9, June 24, 2021, 68 DCR 004824).
For temporary (225 days) amendment of this section, see § 3 of Fairness in Renting Temporary Amendment Act of 2021 (D.C. Law 23-255, Mar. 16, 2021, 67 DCR 13959).
For temporary (225 days) amendment of this section, see § 404(a)(1) of Coronavirus Support Temporary Amendment Act of 2020 (D.C. Law 23-130, Oct. 9, 2020, 67 DCR 8622).