Eviction Rules for LA Apartment Owners (2026)

In Los Angeles, almost every residential tenancy is protected by a "just cause" rule. You can end a tenancy only for a reason listed in the law, and no-fault reasons usually require relocation payments. Here is how it works.

Which rules apply

• City of LA, RSO buildings: the Rent Stabilization Ordinance lists the allowed reasons.
• City of LA, non-RSO buildings: the Just Cause Ordinance (JCO) applies after the first lease ends or 6 months into the tenancy, whichever comes first.
• Other cities: California AB 1482 requires just cause once a tenant has lived there 12 months. Many cities, including Santa Monica, Pasadena and unincorporated LA County, add their own rules.

At-fault reasons

Nonpayment of rent, material lease violations, nuisance, illegal use, and refusing lawful access are the most common. In the City of LA, a tenant cannot be evicted for nonpayment unless they owe more than one month of Fair Market Rent for the unit size.

No-fault reasons

Owner or family move-in, substantial remodel under an approved plan, demolition, and removing the building from the rental market under the Ellis Act. No-fault evictions require relocation assistance, and state law (SB 567) now requires owners to follow through, for example by actually moving in within 90 days and living there at least 12 months for an owner move-in.

Relocation assistance

In the City of LA, LAHD publishes relocation amounts every July based on length of tenancy and whether the tenant is "qualified" (62 or older, disabled, or with minor children). For 2025-26 the schedule ran from about $10,650 to about $26,550 per unit. Always use the current LAHD schedule. Under AB 1482, the minimum is one month's rent. Unpaid rent can be deducted from relocation payments in the City of LA.

The eviction timeline

1. Notice. For nonpayment, a 3-day notice to pay or quit (weekends and court holidays excluded). Lease violations usually need a 3-day notice to cure. No-fault terminations need 30 or 60 days plus required local disclosures.
2. Unlawful detainer filing in LA County Superior Court if the tenant does not comply.
3. Tenant response. Tenants have 10 court days to respond after service (extended from 5 days in 2025).
4. Trial or judgment, then a writ of possession enforced by the Sheriff.

Uncontested cases can take about 1 to 2 months. Contested cases often take longer. Mistakes in notices are the most common reason cases fail, so use an attorney who handles LA evictions.

Selling a building with tenant issues

You can sell a building with a pending eviction or a problem tenancy. Buyers will price it in, and disclosure is required. Selling with tenants in place is usually simpler than trying to vacate units first. Talk with us about your options.

Common questions

Can I evict a tenant in Los Angeles without a reason?

Generally no. RSO buildings, buildings under the City of LA Just Cause Ordinance, and most buildings statewide under AB 1482 require a legal reason, and no-fault reasons require relocation assistance.

How long does an eviction take in Los Angeles?

An uncontested case often takes about 1 to 2 months from notice to lockout. Contested cases can take several months.