Washington Parish is a Florida Parish of approximately 46,000 people in southeast Louisiana, anchored by two communities with distinct characters: Franklinton — the parish seat with a population of about 3,800, the administrative and commercial center — and Bogalusa, the parish’s largest city with a population of about 12,000, a former papermill town on the eastern edge of the parish near the Mississippi state line. Washington Parish shares the 22nd Judicial District Court with St. Tammany Parish, with Washington Parish matters filed at the Franklinton courthouse. The parish’s economy historically centered on timber and forest products, most notably the former Bogalusa paper mill that was one of the largest pulp and paper operations in the South for much of the 20th century. Today the economy blends timber, light manufacturing, corrections employment, agriculture, and a growing Northshore commuter base connected to the St. Tammany Parish and greater New Orleans metro via I-59 and US-11.
The rental market in Washington Parish is split between Franklinton in the west and Bogalusa in the east, with different economic profiles. Bogalusa has experienced significant economic contraction following reductions in paper industry employment and has a higher poverty rate than Franklinton. The overall parish poverty rate of approximately 24% reflects this mixed picture. Louisiana Civil Code governs all leases with no local rent control or just-cause eviction requirements.
No parish-level rental license required. Louisiana has no statewide landlord licensing statute. Verify with the City of Franklinton or City of Bogalusa for any local code enforcement requirements within their city limits.
Rent Control
None. Louisiana has no statewide rent control and Washington Parish has no local rent control ordinance. Lessors may raise rents freely at renewal with proper notice.
Security Deposit
Capped at 2 months’ rent (R.S. 9:3251). Must be returned with itemized deductions within 30 days of lease termination or surrender, whichever is later (R.S. 9:3252). Permissible deductions: unpaid rent, damage beyond normal wear and tear, unpaid utilities owed by lessee.
Eviction Court — 22nd Judicial District (Washington Division)
All Washington Parish eviction proceedings are filed in the 22nd Judicial District Court — Washington Parish Division, Washington Parish Courthouse, 908 Washington Street, Franklinton, LA 70438. Phone: (985) 839-4663. Hours: Monday–Friday 8:30 a.m.–4:30 p.m. Note: The 22nd JDC also serves St. Tammany Parish (Covington); Washington Parish matters are filed at the Franklinton courthouse — not at the Bogalusa city hall or any Bogalusa facility. Justice of the Peace courts may have jurisdiction for leases not exceeding $1,000/month in unincorporated areas.
Notice to Vacate
Written 5-day notice to vacate required before filing for eviction (CCP Art. 4701–4703). Serve personally, by domiciliary service, or by door-posting plus first class mail. Retain all service documentation.
Month-to-Month Termination
10-day written notice required to terminate a month-to-month lease (CC Art. 2687, 2728). Notice must be given at least 10 days before the end of the monthly rental period.
Tacit Reconduction
Accepting rent after a fixed-term lease expires automatically creates a new month-to-month tenancy (CC Art. 2686). Give written notice before lease expiration if renewal is not intended.
No Statutory Cure Period
Louisiana provides no statutory cure period for lease violations. After the 5-day notice expires, the lessor may file a Rule to Show Cause immediately.
Timber & Forest Products
Timber and forest products are the foundational private sector industry. W-2 mill employees verify with pay stubs. Contract loggers require Schedule C or 12-month bank statements. As with other parishes where major industrial employers have undergone restructuring, verify current employment status directly with the employer for all industrial applicants.
Bogalusa Sub-Market
Bogalusa (population ~12,000) is the parish’s largest city and has experienced significant economic contraction following reductions at the former paper mill complex. The Bogalusa rental market tends to be more affordable and higher-vacancy than Franklinton. Apply screening criteria appropriate to a post-industrial small city market: prioritize rental history and income reliability alongside income level.
Northshore & New Orleans Commuter Access
Franklinton has access to the St. Tammany Parish Northshore market via LA-10 and I-59, approximately 40–50 miles from Covington. Bogalusa has access to Slidell and the eastern Northshore. Some Washington Parish residents commute south for employment in St. Tammany Parish’s healthcare, professional, and commercial economy. Verify income from Northshore employers the same as any other.
Source of Income / HCV
No state or local source of income protections. Landlords are not required to accept Housing Choice Vouchers. Contact the Washington Parish Housing Authority for current HCV payment standards.
Self-Help Eviction
Prohibited. Lessors may not take possession by any means other than lawful judicial process (CCP Art. 4736). Lockouts, utility shutoffs, or removal of tenant belongings without a court order expose the lessor to liability.
Tenant Can Cure?No - Louisiana notices are unconditional. No right to cure by paying rent. However, tenant can negotiate with landlord. Notice can be waived entirely in lease.
Days to Hearing2-7 days
Days to Writ1-3 days
Total Estimated Timeline14-30 days
Total Estimated Cost$100-$400
⚠️ Watch Out
VERY landlord-friendly state. 5-day notice is UNCONDITIONAL - no cure right, tenant must vacate. Notice can be WAIVED in lease - if waived, landlord can file immediately without any notice. No grace period. No statewide late fee cap. No security deposit cap. Tenant gets only 24 hours to appeal after judgment. Lease term notice: 10-day for month-to-month, 30-day for year lease. Do not count weekends/holidays in 5-day period.
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Justice of the Peace Court / City Court / District Court. Pay the filing fee (~$50-150).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about Louisiana eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified Louisiana attorney or local legal aid organization.
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⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Dual sub-markets: Franklinton — timber/ag/Northshore commuters; more stable market. Bogalusa — post-industrial contraction; adapt screening for income reliability. Verify current employment status for industrial applicants. File at Franklinton courthouse — 22nd JDC shared with St. Tammany.
Background checks, eviction history, credit reports — get the full picture before handing over the keys.
Washington Parish Louisiana Landlord-Tenant Law: A Guide for Rental Property Owners in Franklinton, Bogalusa, and the Florida Parishes
Washington Parish is a Florida Parish of approximately 46,000 people in the longleaf pine hill country of southeast Louisiana, divided between its western administrative center at Franklinton and its larger but economically challenged eastern city of Bogalusa. The parish shares the 22nd Judicial District Court with the much larger and more affluent St. Tammany Parish to the south, with Washington Parish matters filed at the Franklinton courthouse. Washington Parish’s economic history is largely the history of the timber and paper industry in the American South — the vast Bogalusa paper mill complex that dominated the community for the better part of a century was one of the largest pulp and paper operations in the country and defined the community’s industrial identity — and its current economic circumstances reflect the restructuring that has affected forest products manufacturing communities throughout the Gulf South over the past generation.
Two Sub-Markets: Franklinton and Bogalusa
Franklinton and Bogalusa are different rental markets with different screening profiles. Franklinton, the parish seat approximately 50 miles north of Covington via LA-10 and I-59, has a more stable economic base anchored by public sector employment, the Washington Parish school district, and a growing Northshore commuter segment of households that choose Washington Parish’s lower costs and rural character while working in St. Tammany Parish’s healthcare, professional, and commercial economy. The Franklinton rental market is small but reasonably stable. Bogalusa, in the eastern portion of the parish near the Mississippi state line, carries the legacy of the paper mill economy more directly — the significant employment reductions that have occurred at the former mill complex have left a gap in private sector employment that has not been fully replaced. The Bogalusa market is more affordable, has higher vacancy, and has a higher proportion of applicants on fixed income or government transfer payments. Apply screening criteria appropriate to each sub-market’s realities, consistently and in compliance with Fair Housing requirements.
Louisiana Law and the Eviction Process in Washington Parish
All Washington Parish evictions are filed in the 22nd Judicial District Court, Washington Parish Division, 908 Washington Street, Franklinton, LA 70438, phone (985) 839-4663. The 22nd JDC also serves St. Tammany Parish; Washington Parish matters are filed at the Franklinton courthouse, not at any Bogalusa facility. Begin with a written 5-day notice to vacate for nonpayment or lease violation, served per CCP Art. 4704. After expiration, file a Rule to Show Cause. The court schedules a hearing, serves the rule at least 2 days before, and the judge rules. If the lessor prevails, the lessee has 24 hours to vacate before the Washington Parish Sheriff enforces a writ of possession. Month-to-month leases require 10-day written notice to terminate. Security deposits are capped at 2 months’ rent and must be returned with itemized deductions within 30 days.
This guide is provided for general informational purposes only and does not constitute legal advice. Louisiana landlord-tenant law is governed by the Civil Code and differs significantly from other states. Consult a licensed Louisiana attorney or contact the 22nd Judicial District Court at (985) 839-4663 for guidance. Last updated: March 2026.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Louisiana landlord-tenant law is governed by the Civil Code and differs significantly from other states. Consult a licensed Louisiana attorney for guidance specific to your situation. Last updated: March 2026.
