How to Seal or Remove an Eviction Record (2026)

By Steve Levine · Updated November 3, 2026

Short answer: To seal an eviction record, you usually ask the court that heard the case to seal it or limit who can see it, using the specific law your state provides, and then make sure tenant screening companies stop reporting it. A few states shield records automatically, California being the clearest example, while others such as Illinois, New Jersey and Washington let a judge seal or restrict a case in defined situations. Where no sealing law applies, the federal Fair Credit Reporting Act still bars screening companies from reporting most eviction suits and judgments after seven years, and lets you dispute anything inaccurate.

Why an Eviction Filing Follows You Even If You Won

Screening companies collect court dockets in bulk. A case can appear on a report even if it was dismissed, settled or decided in your favor. The Consumer Financial Protection Bureau’s 2022 snapshot on tenant background checks found that the presence of eviction records, “regardless of their accuracy or outcome,” has a high likelihood of leading to outright denials.

That is why legislatures have started to act. A 2024 California Senate Judiciary Committee analysis notes that a renter with an eviction on record often has trouble being approved, and that available units may be pricier and in worse condition.

Sealing, Masking and Limited Dissemination: What the Terms Mean

Sealing closes the court file to the public. Illinois uses this term in 735 ILCS 5/9-121.
Masking is California’s word for keeping a case out of public view. The California Department of Real Estate’s tenant guide explains that when a record is masked, credit reporting agencies may not include it in a tenant screening report.
Limited dissemination is Washington’s approach. The court file may stay open, but screening companies may not report the case, under RCW 59.18.367.

Whatever the label, the goal is the same: stop the case from reaching landlords through screening reports.

How to Seal an Eviction Record in the 12 Largest States

This table covers the most populous states. “None found” means we checked the state’s eviction statute and found no sealing provision; where we relied on an official state guide instead, the table says so. Either way, ask the clerk whether a general court rule on sealing records might still apply.

State	Rule	Source
California	Automatic: the clerk limits access to eviction case records to parties and a few others unless the landlord wins a judgment against all defendants within 60 days of filing	Cal. Code Civ. Proc. § 1161.2 (Senate Judiciary analysis)
Texas	None found in the eviction chapter	Tex. Prop. Code ch. 24
Florida	None found in the landlord-tenant chapter	Fla. Stat. ch. 83
New York	No sealing provision identified; separately, a landlord who rejects an applicant after reviewing prior landlord-tenant cases is presumed to have done so for that reason and can be fined $500 to $1,000	N.Y. Real Prop. Law § 227-f (NY Attorney General guide)
Pennsylvania	No automatic sealing or expungement, even if the case is withdrawn, according to the state Attorney General	PA Attorney General tenant guide
Illinois	Court may seal a case that was sufficiently without basis in fact or law when justice clearly requires it; sealing is mandatory for certain categories, including some dismissed cases	735 ILCS 5/9-121
Ohio	None found in the eviction chapter	Ohio Rev. Code ch. 1923
Georgia	No sealing provision mentioned in the state landlord-tenant handbook	Georgia Landlord-Tenant Handbook
North Carolina	None found in the summary ejectment article	N.C. Gen. Stat. ch. 42, art. 3
Michigan	No eviction-specific sealing law found; the general court rule allows sealing only on a written motion, a written finding of good cause, and no less restrictive alternative	MCR 8.119(I) (Michigan Judicial Institute benchbook)
New Jersey	Landlord-tenant records may be sealed where no judgment of possession was entered, or where a judgment was entered seven or more years ago	N.J. Ct. R. 1:38-3(f)(11) (App. Div. opinion A-0765-24)
Washington	Court may order limited dissemination if the case lacked basis, the tenancy was reinstated, or other good cause exists; screening companies may not then report it	RCW 59.18.367

Outside the 12, other states have acted too (our state-by-state overview is a starting point), so search your own state’s code for “eviction” and “seal” or ask a local legal aid office.

Automatic Shielding vs Filing a Motion

California’s rule works without any filing. As the Senate Judiciary analysis describes § 1161.2, during an eviction case the clerk may release records only to the parties and their lawyers, people who can supply specific case details, residents of the premises, and others with a court order. Public access opens after 60 days only if the landlord has won a judgment against all defendants within that window. If a default is set aside more than 60 days after filing, the clock restarts. The analysis notes that the law included an exception for mobilehome cases, which that 2024 bill sought to remove.

California also masked many pandemic-era cases. The DRE guide explains that the COVID-19 Tenant Relief Act masks nonpayment eviction cases filed between March 1, 2020 and September 30, 2021, citing Code of Civil Procedure § 1161.2.5.

Most other sealing laws require you to ask. That usually means a written motion, a hearing and a signed order. New Jersey’s rule is strict: in a 2026 decision, the Appellate Division held that Rule 1:38-3(f)(11) bars sealing when a judgment of possession was entered within the past seven years, even when the tenant cited stigma and harm.

How to Seal an Eviction Record, Step by Step

Get the case number and outcome. Ask the clerk for the docket, the final order and any dismissal or settlement papers.
Find your state’s rule. Use the table above or search your state’s code. Note exactly which ground fits your case: dismissal, tenant win, reinstatement, age of the judgment.
Use the court’s form if there is one. Many courts publish a motion to seal or a motion for limited dissemination. If not, write a short motion that cites the statute and attaches the docket.
Serve the landlord. The landlord was a party and usually must receive a copy and a chance to respond.
Attend the hearing and explain why the statutory ground applies. Bring proof of payment, the dismissal order or the reinstatement order.
Get certified copies of the order. You will need them for screening companies.
Send the order to screening companies and dispute any report that still shows the case.

A Worked Example: Washington

Consider a hypothetical Tacoma tenant sued for nonpayment who catches up on rent, and the court reinstates her tenancy under RCW 59.18.410. Under RCW 59.18.367(1)(b), a reinstated tenancy is one of the grounds on which a court may order the case to be of limited dissemination. The order must be in writing under subsection (2).

She asks for the order at the reinstatement hearing and gets it. Six months later she applies for a new apartment, and the screening report shows the case. Under subsection (3), once that order exists, the screening company must not disclose the case or use it as a factor in any score or recommendation. She sends the company a copy of the order with a written dispute. Under the FCRA, the company has 30 days to reinvestigate and must correct or delete information that is inaccurate, incomplete or cannot be verified.

Your Federal Rights Under the FCRA

Even without a sealing law, federal law limits how long an eviction can follow you. Under 15 U.S.C. § 1681c(a)(2), a consumer report may not include civil suits or civil judgments that, from the date of entry, are more than seven years old, or until the governing statute of limitations expires if that is longer.

If a landlord denies you based on a screening report, 15 U.S.C. § 1681m requires notice naming the company, and you can get a free copy if you ask within 60 days under § 1681j(b). Under § 1681i, the company generally must finish reinvestigating a dispute within 30 days. A filing shown as a judgment when it was dismissed is inaccurate and can be disputed. Our guide to tenant screening reports walks through the dispute in detail.

What Sealing Does Not Fix

Sealing restricts who can see a court record; none of the laws above says it cancels a money judgment. If you still owe rent or fees under a judgment, plan to pay or settle it. Sealing also does not pull back reports already sold, which is why sending the order to screening companies matters.

The best record is the one never created. If you are facing a case now, read how the eviction process works and ask about dismissal or a sealing agreement as part of any settlement. California lets the parties stipulate to an order barring access under § 1161.2(a)(2), as the Senate analysis notes.

Frequently Asked Questions

How long does an eviction stay on my record?

The court record can remain public indefinitely unless a state law seals it. Screening companies, however, generally may not report a civil suit or judgment more than seven years after entry under 15 U.S.C. § 1681c(a)(2).

Can I seal an eviction I lost?

Sometimes. New Jersey allows sealing once a judgment of possession is seven or more years old, and Washington allows limited dissemination for good cause or a reinstated tenancy. Illinois’s discretionary sealing focuses on cases without basis in fact or law.

Does sealing remove it from screening reports?

It should stop new reports, and Washington’s statute says so expressly. Reports already compiled may still show the case, so send the order to each screening company and dispute any listing.

What if the eviction was filed against a roommate, not me?

If a report attributes someone else’s case to you, that is an accuracy problem you can dispute under the FCRA. Attach the docket showing the named defendants.

Should I wait for the seven-year limit instead of filing?

If your state offers sealing and your case qualifies, filing is usually faster. Seven years is a long time to face denials, and the FCRA limit can run longer if the statute of limitations has not expired.

This guide is general information, not legal advice. A legal aid office may be able to help you prepare a sealing motion; find one through LSC’s legal help finder, or consult a licensed attorney. Your next step: ask the court clerk for a copy of your case docket and final order, so you know exactly what a landlord can see.

Sources

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