The COVID-19 pandemic brought unprecedented challenges, prompting cities like Los Angeles to implement emergency measures to protect renters. On March 15, 2020, former Los Angeles Mayor Eric Garcetti issued a temporary moratorium on evictions for tenants struggling to pay rent due to pandemic-related hardships. Later, the COVID-19 Tenant Relief Act – SB91 (Act) was signed into law on January 29, 2021. The Act extends eviction protections to COVID-19-impacted tenants and establishes the state’s Emergency Rental Assistance Program.
However, COVID-19 renter’s protection ended on January 31, 2023, and renters across Los Angeles are facing new challenges. The deadline to repay rent owed during the COVID-19 pandemic is here, and those who haven’t caught up on rent from October 1, 2021, to January 31, 2023, may soon receive eviction notices. The protections that were put in place to help renters during the pandemic are ending, and both renters and landlords are navigating this transition.
That’s why it’s crucial to understand what this means and what steps to take while following the law.
Guidelines for Renters
Deadline for Missed Payments
If you missed a payment or payments between October 1, 2021, and January 31, 2023, you must pay by February 1, 2024, or set up a payment plan with your landlord.
Eviction Protections for Residential Renters
- All residential rental units in the city have “just cause” protections, meaning a legal reason must be declared for eviction to take place.
- In non-rent controlled units, these protections take effect after six months or at the end of the first lease term, whichever comes first.
- The eviction moratorium will still protect LA County residents who are making 80% or less of AMI (Area Median Income). Those who earn more, are not protected and must pay the rent starting June 1st, 2022.
- Residential tenants will have to provide the landlord with a self-certification letter that they have a COVID-19 hardship. The eviction protection is not automatic, it must be invoked by the tenant.
Pet Protection
On January 26, 2024, the Los Angeles City Council approved an ordinance that allows tenants to keep any animal adopted between March 2020 and January 31, 2023—even if those pets violated the terms of a lease. This ordinance requires landlords to allow pets already living in any rental housing unit to keep living there for the rest of the animals’ lives, or until the tenant chooses to move or re-home them.
If you have assistance or support animals, they are not considered pets and you do not have to pay any extra charges or security deposits.
Repayment Timeline for COVID-19 Hardship
If you missed a payment or payments between July 1, 2022, and March 31, 2023, and qualified for the county’s COVID-19 nonpayment protections (and notified your landlord with a declaration), you have up to twelve (12) months thereafter to repay that rental debt.
Guidelines for Landlords
Commercial Evictions
Commercial tenants in LA County will no longer be protected from eviction after February 1st, 2022.
Court Action for Unpaid Rent
Landlords can take tenants to court for amounts owed as the COVID-19 renters protection ended on January 31, 2023, and get a judgment. This can be done right now, as long as the lawsuit is just for rent owed, not possession. In some cases, landlords can file a claim in small claims for unpaid rent with no caps on damages.
New 60-Day Notice Requirement
Landlords cannot act on 60-day notices that were served between March 2020 and January 31, 2023, which attempt to terminate tenancy for a reason that was prohibited during that time period. The landlord must issue a new 60-day notice in order for that eviction to proceed.
How can Marrinacio Law help after the COVID-19 renters protection has ended on January 31, 2023?
At Marinaccio Law, we understand how confusing the situation is after the COVID-19 renters protection ended on January 31, 2023, in LA County. These complicated regulations affect nearly everyone, and dealing with rent disputes or eviction moratoriums can be overwhelming. We’re here to help you make sense of these protections, whether you’re a tenant trying to stay housed or a landlord looking to navigate the rules fairly. Our team specializes in COVID-19 disputes and will guide you through the process, ensuring your rights are protected and the law is followed.