Why Smart Money Loves Missouri: The Landlord-Friendly Edge

If you are investing in highly regulated markets like California or New York, you aren't just fighting the market - you will also need to fight the law in unfortunate cases. In those states, a non-paying tenant can live in your property for a year while you pay the mortgage.

Welcome to Missouri! Here, the law respects property rights. We don't have rent control. We don't have month-long waiting periods to file for eviction. We have a legal framework that works for investors who treat this like a business.

We recently reviewed the 2024-2025 protocols from top Missouri eviction attorneys, and the data confirms exactly why we invest here. Below is the "Inside Baseball" on how Missouri is a landlord-friendly state for your turnkey rental investment.

The "Rent & Possession" Fast Lane

In many states, you have to jump through hoops just to get a court date. Missouri has a specific legal action called a "Rent and Possession" lawsuit designed exclusively for non-payment. Under RSMo § 535.010, there is no mandatory statutory grace period required by the state. If rent is unpaid when due, we can legally file for eviction immediately or at the same time a written demand is issued. Once filed, the court date is often scheduled within 28–42 days. The path to reclaiming possession is clear.

The "Emergency Eviction"

What if a tenant isn't just not paying, but is destroying the property or dealing drugs? Landlords can initiate an expedited eviction action or immediate eviction for tenants involved in drug-related criminal activity or violence. The court can order the tenant to vacate within twenty-four hours after judgment. This is an important shield for your property's value and neighborhood safety.

The "Abandonment" Shortcut

In highly regulated states, if a tenant disappears but leaves a couch behind, you often have to store that couch for months and go through a full eviction just to change the locks. The law in Missouri allows landlords to remove abandoned personal items once we have complied with notice requirements. If rent is unpaid for 30 days and we have a "reasonable belief" the tenant has left, we can change the locks and take the property back without a judge after proper written notice.

The Business Reality - Eviction is the Last Resort

While Missouri laws are powerful, we view eviction as a failure, not a strategy.

An eviction introduces significant "Turn Costs" that kill returns. Between legal fees (often $400+ just to start), lost rent during vacancy, sheriff fees, and the repairs required to make the unit "rent-ready" again, a single eviction can easily set back a property’s cash flow performance by a full year or even more.

This is how a great local property management can help to mitigate the issues.

• Front-End Screening: Background checks and income checks are required, and prefer to have a reference letter from the previous landlord.

• Work with the tenant: Sometimes, good tenants have a temporary financial setback. An experienced property manager can gauge a tenant's willingness to pay by having personal, honest conversations. This usually works out more often than most investors believe. It is often smarter to work out a payment plan than to force a vacancy. If a tenant communicates and has a path to recovery, keeping the unit filled is usually the superior financial move.

  
  

The "Worst Case" Timeline: When a Tenant Fights

Even in a landlord-friendly state, due process takes time. Based on local attorney protocols, here is the realistic timeline for a contested eviction:

Phase	Action	Timeline (Approximate)
Phase 1	File Lawsuit	Day 1
Phase 2	First Court Date	Within 28–42 days after filing.
Phase 3	The Dispute	If tenant appears and disputes, a trial is set roughly 30 days later.
Phase 4	Judgment Finality	10 days after a favorable ruling (allows tenant to appeal).
Phase 5	Sheriff Lockout	Writ of restitution is filed and eviction is assigned to a Deputy Sheriff within 14 days. Owner/PM gets notified of date and time of the look ou within 17 days.
TOTAL	The "Fighter" Scenario	~3 to 4 Months (Contested Case)

While the process can take 3–4 months when contested by the tenant to the end, this is often 12 months shorter than in highly regulated coastal markets.

Security Deposits: Higher Caps, Clearer Rules

Missouri law provides clear, advantageous rules for managing tenant deposits under RSMo § 535.300.

	Typical Tenant-Friendly State	Missouri (The Mo Builder Standard)
Deposit Cap	1 Month's Rent	2 Months' Rent is allowed.
Return Timeline	14-21 Days	We have 30 Days to return or itemize deductions.
Damages	"Wear & tear" is broadly defined	We can deduct to restore the unit to its "original condition".

Don't Be a Cowboy: The "Self-Help" Warning

Because Missouri is landlord-friendly, some investors think they can just change the locks when rent is late. Never do this, and neither should you. First of all, it is illegal. We cannot change locks, remove doors, or turn off utilities. A landlord is guilty of forcible entry for willfully interrupting utility service. If a landlord violates this, they can be sued for damages. The law only recognizes removal by a judge's order. In addition, if your property is owned by an LLC, you have to hire an attorney to do the eviction.