What Is an Eviction Moratorium? Meaning, Timeline & Tips (2025)

In an ever-changing economic landscape, the relationship between landlords and tenants can become complicated. One important legal concept that both parties need to understand is an “eviction moratorium”. This policy has a profound impact, especially during times of crisis. 

In the next sections, we will explain what an eviction moratorium is. We’ll also discuss why it exists and its impact on property owners and renters.

What Is an Eviction Moratorium in Real Estate Law?

An eviction moratorium is a temporary halt to legal evictions, intended to prevent tenants from losing their homes during an emergency. This means that in response to widespread crises like natural disasters, the government can issue a temporary order or law prohibiting eviction of a tenant from rental property.

While  tenants are protected from eviction, they remain responsible for paying rent. This order only delays eviction and does not eliminate tenants’ obligation to pay rent.

An example that is well-known took place at the time that the COVID-19 pandemic was happening. From March 27 to July 24, 2020, the CARES Act stopped landlords with federal mortgages from charging late fees. It also prevented them from issuing eviction notices. This temporary safeguard lets millions of renters recover from lost income. It also removed from them the immediate threat of losing their homes.

Why Do Governments Enact Eviction Moratoriums?

Governments act during moments of national or regional crisis. Eviction moratoriums are usually introduced then since mass displacement might spark a broader social or economic crisis. The goal is simple: prevent homelessness, keep the housing market stable, and protect public health.

The government issues eviction moratoriums during times of crisis

The Public Health Service Act in the United States provides for a legal basis. These measures have a clear basis. Under this law, the Centers for Disease Control and Prevention (CDC) has the authority to issue orders if they are “necessary to prevent the introduction, transmission, or spread of communicable diseases.” This provision was indeed a critical tool when the COVID-19 pandemic did occur.

However, these policies are not limited to pandemics. Historically, governments have enacted similar moratoriums after natural disasters like hurricanes or wildfires, and during deep economic recessions. In each case, the goal is the same: stabilize communities, reduce the burden on emergency housing systems, and give the affected population a path to recovery without the added trauma of losing their homes.

Eviction Moratorium Timeline: Key Examples from the U.S.

Eviction Moratorium Phase-Out Timelines 

The U.S. has seen several waves of eviction moratoriums, but none as widespread as those triggered by COVID-19. Below is a condensed timeline showing how these measures unfolded and evolved.

March 27, 2020 – CARES Act Moratorium

Congress passed the Coronavirus Aid, Relief, and Economic Security (CARES) Act, which, among many provisions, paused evictions for tenants living in properties with federally backed mortgages. This initial federal moratorium lasted 120 days, expiring on July 24, 2020 ( 85 Fed. Reg. 55292 (2020)) . During this period, landlords covered under the law could not issue eviction notices or charge late fees.

September 4, 2020 – CDC Order under the Public Health Service Act

Following the expiration of the CARES Act moratorium, the CDC stepped in, citing its authority under the Public Health Service Act. This order applied to most tenants nationwide and was repeatedly extended. The CDC’s reasoning was rooted in public health data showing that preventing evictions could reduce COVID-19 transmission.  

2021 – Extension Battles and Supreme Court Ruling

While several extensions occurred through 2021, legal challenges mounted. On August 26, 2021, the U.S. Supreme Court struck down the CDC’s latest extension, ruling it exceeded the agency’s authority without congressional approval. This event marked a key milestone for when did covid eviction moratorium end at the federal level.

From 2021 to 2022 – State and Local Measures

The federal government received support from states California and New York which established their own eviction moratoriums that continued until 2022. The programs included multiple safeguards which included rent payment extensions and specific financial assistance programs.

Late 2022 – End of the COVID-19 Moratorium Era

Standard eviction procedures resumed when federal and state moratoriums ended during late 2022. The U.S. Census Bureau’s Household Pulse Survey found that eviction filings rose over 50% in some areas compared to pre-pandemic levels. This shows the quick but strong impact of these laws.

How Eviction Moratoriums Affect Landlords and Tenants

Eviction moratoriums greatly affect landlords and tenants, but in different ways. 

For Landlords

• Loss of Rental Income: During a moratorium, landlords are not able to legally evict the tenants because of the non-payment, and this situation can often lead to months of having unpaid rent. Several smaller landlords had trouble with paying mortgages, taxes, as well as upkeep costs, possessing only one or two rentals. According to a 2021 survey by the National Rental Home Council, 23% of small landlords missed at least one mortgage payment during the pandemic.
• Administrative Burden: Due to the moratorium periods, landlords had to deal with complex and ever-changing rules. One followed local regulations too so one sent applications to aid programs therefore one kept good files for coming issues.
• Possibility of Lower Property Values: Lenders and buyers may view rental properties as less appealing if unpaid rent continues for a long time. Crises caused appraisals to consider the elevated risk from tenants not paying in certain markets.
• Uncertainty and Delays: Pauses did have an effect upon legal timelines so that evictions that took weeks faced a delay. Local court backlogs determined whether delays lasted for months or went even beyond a year.
• Lawsuits: A few of the landlords made contests against moratorium orders in a court. They argued as to how lengthy restrictions equaled extreme state interference. During 2021, the U.S. Supreme Court ruled in the case. This ruling canceled the CDC’s last federal moratorium extension. This case was the most notable example of that.
• Shifting to Informal Evictions: Sometimes, landlords used “self-help” methods. They might change locks, cut off utilities, or pressure tenants to leave. These actions often break state law. Informal evictions especially increased during the pandemic while court processes were effectively stopped.

For Tenants

• Protection from Displacement for Tenants: The ability to stay in one’s house in the event of financial difficulty was the most obvious advantage. Homelessness and its related social and health repercussions were less likely as a result of this protection.
• Decreased Financial Burden: Eviction moratoriums allowed tenants to seek new income or get help, even while rent was still due. Eligible households got billions in rental help from federal and state programs for back rent. 
• Advantages for Health: There were quantifiable results from housing tenants during a public health emergency. Studies showed that eviction bans reduced COVID-19 spread, particularly in high-density urban areas. The JAMA Network Open published research in 2021 which demonstrated that ending eviction moratoriums led to substantial growth in COVID-19 cases together with related deaths.
• Continued Obligations: A moratorium is a restriction, not a way to cancel debt. So they could still face legal consequences for past-due amounts when protections ended. 
• Potential of Future Eviction: After moratoriums expired some tenants needed to pay accumulated rent for multiple months. The Eviction Lab at Princeton University found that this led to more eviction filings in some areas.

Do Eviction Moratoriums Still Exist in 2025?

The majority of the COVID-19 pandemic-related eviction moratoriums have ended nationwide as of 2025. The federal and the majority of state prohibitions have long since ended.

But that doesn’t mean you can’t find out what is a moratorium in real estate in some form. Certain cities or counties may have their own regulations, but they are no longer widespread. Therefore, whether you’re a landlord or a tenant, it’s crucial to be aware of local laws.

3 Legal Tips for Landlords After a Moratorium Ends

Tips for landlords after a moratorium ends 

When an eviction moratorium ends, landlords must act carefully and in compliance with the law. Failing to do so can lead to complex legal issues.

1. Serve a Proper Eviction Notice

The end of the moratorium allows you to begin eviction proceedings for tenants who have not paid their rent. The first step of eviction proceedings requires delivering an acceptable eviction notice.

• The different types of eviction notices including notice to pay rent and notice to cure have distinct legal requirements.
• The notice must be delivered within the time period specified by local law through the correct method which local law requires.

2. Check Tenant Eviction History First

Before finalizing a new lease, you must verify a potential tenant’s background. The assessment of risk and selection of reliable renters depends on this process.

• An eviction check service allows you to verify if a potential tenant has ever been evicted.
• The data provides an unbiased view of their payment history and lease compliance record.

3. Consult Local Guidelines

The laws regarding housing change quickly because of the moratorium. Navigating them on your own can be challenging and prone to error.

• You should reach out to a real estate attorney or an eviction moratorium attorney to obtain precise legal advice.
• They will help you grasp the latest rules. This keeps your actions legal and helps you steer clear of lawsuits.

Final Thoughts

The government uses eviction moratoriums to protect tenants in times of crisis. The implementation of these measures creates various difficulties for landlords. Good rental management relies on both sides knowing what eviction moratoriums meaning. It’s also important to stay updated on legal rules.