Blog / Local rules
Unincorporated LA County Now Requires Two Months of Unpaid Rent Before Eviction
- On March 17, 2026, the Los Angeles County Board of Supervisors adopted, on second vote, an amendment to the County's Rent Stabilization and Tenant Protections Ordinance.
- In unincorporated areas, a nonpayment eviction now generally requires unpaid rent of more than two months of HUD fair market rent (it was one month).
- The change took effect 30 days after adoption, in mid April 2026.
- Landlords must also send the County a copy of termination notices with proof of service.
Who is covered
The rule applies only in unincorporated Los Angeles County, the areas governed directly by the County rather than a city. About one million residents live in places such as East Los Angeles, Altadena, Hacienda Heights, Rowland Heights, Marina del Rey, Florence-Firestone and parts of the Antelope Valley. A property with a city mailing address can still be unincorporated, so always check the parcel.
Cities inside the County, including the City of Los Angeles, set their own rules. The City of Los Angeles threshold remains one month of fair market rent, and was upheld by the Court of Appeal in April 2026.
How the threshold works
Fair market rent (FMR) is published every year by the U.S. Department of Housing and Urban Development and depends on the number of bedrooms. When the County motion was introduced, reports put two months of FMR at roughly $4,170 for a one bedroom and $5,202 for a two bedroom unit. These figures change with each year's FMR, so always use the current table.
The threshold does not cancel any rent. The tenant still owes every dollar, and the landlord can pursue it in court; the rule only controls when an eviction for nonpayment may be started.
Notice filing
The County's Department of Consumer and Business Affairs (DCBA) enforces the ordinance. Landlords must send DCBA a copy of each notice of termination and the proof of service, and DCBA reviews them for compliance with the threshold. DCBA can investigate on its own or after a tenant complaint.
Practical steps for owners in unincorporated areas
- Confirm whether your property is in an unincorporated area before serving any notice.
- Track the balance carefully. Use the current FMR for the unit size, and count only rent.
- Consider early, documented payment plans; a tenant who falls one month behind cannot be evicted for nonpayment yet.
- Make sure every 3 day notice also meets the statewide requirements from Eshagian v. Cepeda.
- File the notice and proof of service with DCBA.
This article is general information about California law as of its date, not legal advice for your situation. Laws and local ordinances change, and court decisions can be reviewed or reversed. Reading it does not create an attorney client relationship.