In Los Angeles, where approximately 44% of residents rent their homes, landlords manage a major portion of the city’s housing. While many rental agreements remain problem-free, eviction becomes necessary at times to address lease violations, protect property safety, or regain possession for personal use.
However, recent changes to the city’s LA tenant eviction laws have added new restrictions, limiting when and how landlords can remove tenants. Understanding Just Cause Eviction in LA
is essential to avoiding legal pitfalls and ensuring compliance with local laws.
Learn about changes to California eviction laws in 2024, how to legally evict a tenant in Los Angeles, and what a real estate attorney can do to protect your interests.
What Qualifies as Just Cause Eviction in Los Angeles?
Under Los Angeles’ Just Cause Eviction Ordinance (JCO), landlords must have a legally valid reason to evict a tenant. Established in the Los Angeles Municipal Code (LAMC), this law recognizes two categories: at-fault and no-fault.
Each type has specific Just Cause Eviction requirements, making it essential for landlords to understand when eviction is legally allowed:
At-Fault Evictions
At-fault evictions apply when a tenant disrupts the property or violates the lease. Examples include:
- Fails to pay rent as required under the lease
- Violates lease terms, such as unauthorized subletting or damaging the property
- Engages in illegal activity, such as drug-related offenses on the premises
- Disrupts neighbors or damages the property, such as excessive noise or harassment
- Refuses reasonable access for repairs or inspections as permitted by law
If evicting on at-fault grounds, landlords must follow legal procedures to avoid wrongful eviction claims. For nonpayment of rent, this includes serving a 3-day Notice to Pay or Quit, which must be in writing and state the tenant’s name, rental address, the amount due, and the deadline to pay or vacate.
No-Fault Just Cause Evictions
No-fault evictions apply when a tenant hasn’t violated the lease but must vacate for reasons beyond their control. Examples include:
- The landlord or an immediate family member intends to move into the unit
- The landlord is removing the property from the rental market, or the unit is in default and at risk of foreclosure
- Government orders require the unit to be vacated due to safety violations or repairs
- Major renovations make it necessary for the tenant to leave
For no-fault evictions, landlords must provide relocation assistance based on income level, length of tenancy, and unit size. As of 2025, the relocation assistance amounts are $21,750 for tenancies under three years and $25,700 for those three years or longer.
Amounts may change, so it is essential to check the latest guidelines through the Los Angeles Housing Department.
What Properties Are Covered by Just Cause Eviction Rules?
Los Angeles’ Just Cause Eviction ordinance applies to most rental properties in the city. Rentals that must follow JCO procedures include:
- Multi-unit buildings, including apartments, duplexes, and triplexes, unless regulated under the Rent Stabilization Ordinance (RSO), like Measure H.
- Single-family homes and condominiums if the landlord does not live on-site.
- Rental properties built after October 1, 1978, if the tenant has lived there for at least six months or if the original lease has expired.
- Some single-family dwellings, depending on specific circumstances.
Can a Landlord Evict a Tenant in LA Without Cause?
Though rare, there are a few exceptions to the standard landlord eviction rules in LA under the JCO. These specific LA eviction protections don’t apply to properties such as:
- Owner-occupied properties with no more than two rental units, such as a duplex where the owner lives in one unit.
- Short-term rentals leased for fewer than 30 days.
- Government-subsidized housing, including some HACLA-owned properties and certain federally regulated housing.
- Hotels, motels, and hospitals unless the tenant has occupied the unit for more than 30 days.
- Licensed care facilities, fraternity or sorority houses, and owner’s roommates.
- Cooperatives under certain conditions.
- Nonprofit facilities for the homeless or short-term treatment centers for substance abuse.
Even if a property is exempt from JCO rules, landlords must still follow state and federal eviction procedures, such as providing proper notice under California law and adhering to tenant rights in Los Angeles in subsidized housing programs.
Just Cause Eviction Impact on Landlords
Los Angeles’ Just Cause Eviction rules create new obligations for landlords, requiring them to follow stricter guidelines when removing tenants. While these regulations provide stability for renters, they also introduce financial and legal challenges for property owners.
- Evictions require a legally valid reason. Landlords cannot evict tenants just because a lease ends. They must provide a legally valid reason—either at-fault or no-fault—limiting their flexibility in regaining possession of the unit.
- The eviction process takes longer. Landlords must provide written notices with specific details and allow time for tenants to respond or correct violations. If a tenant contests the eviction, landlords may face court proceedings, further delaying the process.
- Relocation assistance adds significant costs. No-fault evictions require landlords to compensate displaced tenants. Depending on income level, tenancy length, and unit size, payments can reach up to $25,700 as of 2025.
- Wrongful eviction penalties are severe. Landlords who violate JCO rules can face lawsuits, fines up to $100,000 per property, and orders to reinstate evicted tenants. Tenants may also sue for damages, including emotional distress and attorney fees.
If you’re a property owner facing disputes or having trouble navigating Los Angeles eviction laws for landlords in 2024, a knowledgeable real estate attorney can step in to help. A firm specializing in Los Angeles landlord rights can guide you through the legal process and represent you in disputes with tenants or city officials.
Steps for Just Cause Eviction in California
Legally evicting a tenant in Los Angeles requires several steps per the JCO order. Follow these steps if you’re a rental property owner who needs to evict a tenant:
- Confirm Just Cause applies. Determine whether the rental unit falls under Just Cause protections and whether the eviction is at fault or no fault. Review the ordinance or consult an attorney if needed.
- Serve the correct notice. At-fault evictions require a 3-Day Notice to Pay or Quit, while no-fault evictions require a 30- or 60-day notice along with relocation assistance payments.
- File an Unlawful Detainer lawsuit. If the tenant does not comply, the landlord must file an Unlawful Detainer complaint in court. The tenant has ten days to respond.
- Obtain a court judgment. If the tenant contests the eviction, the court will schedule a hearing to decide whether the landlord has legal grounds to proceed.
- Enforce the eviction legally. The tenant has five days to vacate voluntarily. If they refuse to leave, the sheriff can be called to enforce the eviction. Landlords cannot change locks, shut off utilities, or remove belongings themselves.
Following these steps ensures compliance with Los Angeles eviction laws while avoiding legal disputes.
Handling Just Cause Evictions the Right Way
LA rental property laws create strict guidelines for landlords, requiring valid grounds, proper notice, and adherence to local regulations before removing a tenant. Failing to comply can lead to financial penalties, tenant lawsuits, and delays in regaining possession of your property.
For landlords seeking to protect their rental business and avoid legal issues, legal help may be necessary to navigate eviction procedures, ensure compliance with city regulations, and handle disputes. When faced with a complex eviction, consult a legal professional to maintain compliance and prevent costly mistakes.
