How evictions work in California
An eviction in California is a court case called an unlawful detainer. It usually starts with a written notice, such as a 3-day notice to pay rent or move out, or a notice ending a month-to-month tenancy. If the tenant doesn't comply, the landlord can file in court.
Once a tenant is served with the court papers, the time to file a response is short, generally 10 court days. Missing it can lead to a default judgment, so acting quickly matters on both sides.
How we help landlords
- Preparing and serving 3-day, 30-day and 60-day notices correctly
- Checking which local just-cause and rent-control rules apply to your property
- Filing the unlawful detainer case and handling default or trial
- Coordinating with the sheriff to recover possession lawfully
- Unpaid rent, lease violations and security deposit accounting
Tenants
- Reviewing notices for proper form, timing and service, and filing a response on time
- Responding to an unlawful detainer case
- Negotiating move-out dates, payment plans and settlements
- Representing you at hearings and trial
- Lease disputes, habitability issues and security deposits
Local rules matter in Los Angeles
Many California rentals are covered by the statewide Tenant Protection Act, which limits rent increases and requires a valid reason to end many tenancies. The City of Los Angeles and other local cities add their own just-cause and rent-control rules. Which rules apply depends on the property, so the first step is figuring that out.
Common questions
How long does an eviction take?
It depends on whether the tenant responds and whether the case goes to trial. Uncontested cases can move in a matter of weeks; contested cases take longer. Notices must be correct, because a defective notice can mean starting over.
Can a landlord change the locks or remove belongings?
No. In California a landlord generally may not lock a tenant out, shut off utilities or remove belongings to force a move-out. Only a sheriff can carry out an eviction after a court judgment.
What happens to a security deposit?
After a tenant moves out, the landlord generally has 21 days to return the deposit or provide an itemized statement of deductions. Disputes over deductions are common and can often be resolved without a lawsuit.
