An eviction that is done wrong can cost a property owner months of lost rent. California unlawful detainer law is strict, the deadlines are short, and courts dismiss cases over technical mistakes in the notice or service. We handle the entire process for owners and property managers so the case is done correctly the first time.
Our unlawful detainer services
- Notice review and preparation. 3 day notice to pay rent or quit, 3 day notice to perform covenants or quit, and 30, 60 and 90 day notices of termination, with the correct just cause statements and relocation language where required.
- Filing and service of the summons and complaint in Orange County or Los Angeles County Superior Court.
- Default judgments when the tenant does not respond.
- Contested cases, including responses to demurrers and motions, discovery, settlement conferences and trial.
- Writ of possession and coordination with the sheriff for the lockout.
- Settlement agreements for cash for keys and stipulated move out dates.
Getting the notice right
A 3 day notice to pay rent or quit must state only the rent actually due, must count court days, and must tell the tenant exactly how, where and to whom to pay. If the property is covered by the Tenant Protection Act, a termination notice must state a recognized just cause, and a no fault termination requires relocation assistance or a rent waiver. Cities such as Los Angeles add their own requirements, including filing notices with the city. We review these details before the notice is served.
How long does it take?
Tenants now have 10 court days to respond after personal service. If the tenant does not respond, a default judgment can usually be obtained shortly after the deadline. If the tenant responds, a trial is typically set within weeks. After judgment, the sheriff posts a five day notice to vacate before the lockout.
Commercial evictions
We also handle commercial unlawful detainers for retail and office space, where the lease terms and notice requirements differ from residential tenancies.
Tenants: see eviction defense. For landlord resources and forms, visit Eviction Legal Center.
Frequently asked questions
What notice do I need to evict a tenant for unpaid rent?
A 3 day notice to pay rent or quit, counting only court days and stating only rent actually owed. Late fees and other charges generally cannot be demanded in the notice. A defective notice is one of the most common reasons landlords lose eviction cases.
How long does an eviction take in California?
An uncontested case can be completed in roughly four to eight weeks after the complaint is served, depending on the court. A contested case with a trial usually takes longer. Tenant motions and court calendars in Los Angeles and Orange County can add time.
Do I need just cause to end a tenancy?
If the unit is covered by the Tenant Protection Act, yes, once the tenant has occupied it for 12 months. Several cities, including Los Angeles, Santa Monica and others, have their own rent control and just cause ordinances with additional requirements.