Los Angeles Eviction


Facing eviction in Los Angeles is a shocking and stressful predicament for anyone. As one of the most populated metropolitan areas in the world, Los Angeles has the highest number of eviction cases in California. Fortunately, as tenants in Los Angeles, there are a lot of additional legal protections that are found only in very few other cities in California. Los Angeles has eviction protections and tenant laws that are in addition to the multitude of eviction protections for tenants in California.

California has an abundant and detailed set of laws related to landlord-tenant relationships. There are already many eviction protections for all tenants throughout California. For example, California Civil Code Section 1946.1 says that a landlord must give a tenant, who has resided at the same unit longer than one year, at least 60 days’ notice to terminate tenancy.

However, tenants in the City of Los Angeles have additional eviction protections. In addition to the State law, there are more eviction laws under the Los Angeles Municipal Code or LAMC. LAMC Chapter 15, otherwise known as the “Rent Stabilization Ordinance” or “RSO” outlines the additional Los Angeles Eviction laws. The RSO applies to multi-family units built before October 1, 1978. To find if your unit falls under the RSO eviction laws, check with the Los Angeles Housing Department or with your Los Angeles Real Estate attorney.

LOS ANGELES RENT STABILIZATION ORDINANCE

Under the RSO, tenants are afforded more stringent eviction controls. Tenants cannot be evicted, as shown in the example above, with a 30 or 60-day notice to terminate tenancy. This type of eviction is not legal in the City of Los Angeles (LAMC Section 151.09). There are certain key differences between some of the California laws and Los Angeles Municipal Code:

  • Rent Increases / Rent Control Limits – limits to the amount a landlord may increase rent
    • California: 30-day notice for any increase up to 10% of the current rent. 60-day notice for rent increase above 10%. (Civil Code Section 827)
    • Los Angeles: Currently, only 3% increase annually, but other increases may apply, such as additional 1% increase for landlords who pay utilities (LAMC Section 151.07.A.6).
  • 30 Day Notice to Terminate Tenancy
  • 60 Day Notice to Terminate Tenancy
JUST CAUSE LOS ANGELES EVICTIONS

The Los Angeles Rent Stabilization Ordinance controls the amount of rent increases a landlord may charge, thus maintaining affordable housing for renters. A limit or “control” is placed on how much rent may be increased every year. In addition to “controlling” rent, the RSO also “controls” evictions. There are strict rules a landlord must follow to evict a tenant in Los Angeles who resides under RSO protection. These are called “just cause” evictions. Some of these are as follows:

  • Tenant’s failure to pay rent;
  • Tenant is committing or permitting “nuisance” or damage to property:
    • Includes threats or statements of violent crime;
    • Illegal drug activity;
  • Tenant is using or permitting use for illegal purposes;
  • Tenant refusal to execute (sign) a new lease agreement;
  • Tenant refused reasonable access to landlord for purpose of making repairs;
  • Tenant is an unauthorized sub-tenant;
  • Good faith recovery of unit:
    • For the landlord to occupy the unit;
    • For the landlord’s spouse, grandchildren, children, parents or grandparents to occupy the unit; or
    • For a resident manager to occupy the unit;
  • Tenant unreasonably interfering with Tenant Habitability Plan;

These additional laws under the RSO make evictions in Los Angeles difficult for landlords, and allow tenants peace of mind to sustain a “home,” especially in such a high population area where affordable housing is limited. Landlords must have “just cause” to evict a tenant in Los Angeles.

LOS ANGELES EVICTION CONTROLLED AREAS

Many residents of Los Angeles County live in an area or “neighborhood” that is not actually an independent city of its own but also part of the City of Los Angeles. Many residents of these areas think they live in a different city because it's named like one, such as “North Hollywood.” But, these are actually “neighborhoods” that are all part of the City of Los Angeles. Residents in these neighborhoods are also protected by the Los Angeles Municipal Code against “no cause” eviction. Currently, the neighborhoods and areas covered by the Los Angeles RSO are:

  • Arleta
  • Atwater Village
  • Bel-Air
  • Beverly Crest
  • Boyle Heights
  • Brentwood
  • Canoga Park
  • Central City
  • Central City East
  • Chatsworth
  • Cheviot Hills
  • China-town
  • Crenshaw
  • Cypress Park
  • Eagle Rock
  • Echo Park
  • El Sereno
  • Elysian Park
  • Elysian Valley
  • Encino
  • Exposition Park
  • Fairfax
  • Glassell Park
  • Granada Hills
  • Griffith Park
  • Hancock Park
  • Harbor City
  • Harbor Gateway
  • Highland Park
  • Hollywood
  • Hollywood Hills West
  • Hyde Park
  • Jefferson Park
  • Leimert Park
  • Korea Town
  • Lake Balboa
  • Lakeview Terrace
  • Lincoln Heights
  • Los Feliz
  • Mar Vista
  • Mid-City
  • Mid-City West
  • Mid-Wilshire
  • Mission Hills
  • Montecito Heights
  • Mount Washington
  • North Hills
  • North Hollywood
  • Northridge
  • Pacific Palisades
  • Pacoima
  • Palms
  • Panorama City
  • Pico-Robertson
  • Pico-Union
  • Playa Del Rey
  • Playa Vista
  • Porter Ranch
  • Reseda
  • San Pedro
  • Sawtelle
  • Shadow Hills
  • Sherman Oaks
  • Silver Lake
  • Southeast Los Angeles
  • South Los Angeles
  • South Park
  • Studio City
  • Sunland
  • Sun Valley
  • Sylmar
  • Tarzana
  • Toluca Lake
  • Tujunga
  • University Park
  • Valley Glen
  • Valley Village
  • Van Nuys
  • Venice
  • West Adams
  • Westchester
  • West Hills
  • Westlake
  • West Los Angeles
  • Westwood
  • Wilmington
  • Wilshire Center
  • Winnetka
  • Woodland Hills
RELOCATION ASSISTANCE FOR LOS ANGELES EVICTION

If a landlord in Los Angeles chooses to evict a tenant, in some cases, the RSO has stern guidelines that must be followed. Depending on the circumstance, the landlord is required by the RSO to pay “relocation assistance” to each tenant. The landlord must PAY to evict. Some of the circumstances requiring relocation assistance are:

  • Good faith recovery (landlord, landlord’s eligible relative, resident manager);
  • Unit is permanently removed from market;
  • Governmental order;
  • Conversion
  • Demolition; However, there are situations where relocation assistance is not required to evict a tenant without cause in Los Angeles. These are:
    • Evicting one resident manager to replace another;
    • Written notice, prior to entering into tenancy, that property was to be converted;
    • Hazardous conditions caused by a natural disaster.
City of Los Angeles LOS ANGELES EVICTION SERVICES

Surprisingly, there is a substantial number of landlords who violate or attempt to violate the Los Angeles eviction laws. More so, there are even more tenants who don't know about these eviction laws and the many tenant protections in Los Angeles. To assist tenants with these matters, there are a fair number of agencies within Los Angeles providing eviction help.

  • Free or low-cost eviction services
    Tenants who face eviction in Los Angeles have many resources available to them. To balance with the advantage landlords enjoyed in the past, the City of Los Angeles has several agencies that provide tenants assistance with eviction.
  • Los Angeles Housing Department
    As one of the best departments in the city of Los Angeles, the Los Angeles Housing Department, or the Los Angeles Housing + Community Investment Department (“HCIDLA”), provides excellent services to tenants facing wrongful evictions. The housing department addresses complaint related landlord-tenant issues, sub-standard housing, wrongful eviction, and violations of the Los Angeles Rent Stabilization Ordinance (RSO). The housing department is great first step for tenants who need to address problems with landlords.
  • Legal Aid Foundation of Los Angeles
    For poor or low-income residents of Los Angeles, the Legal Aid Foundation of Los Angeles provides a variety of legal services, particularly with evictions.
  • Local Legal Aid
    This is a directory of information and legal assistance available in Los Angeles. An informative website that links many of the California and Los Angeles legal resources for self-help, and ways to find legal assistance.
  • Court Eviction Services with Self-help
    Some of the courts in Los Angeles offer self-help legal-aid for tenants in eviction proceedings. Tenants needing help must go to the available courthouse to receive services.
  • These services, and many others not listed here, are positive sources of assistance for tenants facing eviction. However, the down-side to these agencies are: require proof of need (low-income); share in costs; lengthy waiting in line; unreachable by phone; limited support; short-staffed; restricted hours of availability; and involve missing time from work.

  • Los Angeles Eviction Defense Services
    Services like ours at EndEviction.com are here to deliver effective eviction defense services, while at the same time offer superior advantages, make it affordable, require less time (we do all the heavy footwork), and provide it at our clients’ convenience. For less time and less money, our clients get more services with better results.
LOS ANGELES EVICTION SUMMARY

In short, tenants facing eviction in Los Angeles are protected by many laws, have a vast amount of available resources, and share a variety of services to defend them. If you are facing a Los Angeles eviction, you have a lot of help.


No Legal Advice Intended. This website includes general information about legal issues and developments in the law. Such materials are for informational purposes only and may not reflect the most current legal developments. These informational materials are not intended, and must not be taken, as legal advice on any particular set of facts or circumstances. You need to contact a lawyer licensed in your jurisdiction for advice on specific legal issues problems.


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