Service Areas / Orange County

Eviction Lawyer for Landlords in Irvine, CA

Irvine's rental market is dominated by large professionally managed communities and investor owned condos and townhomes. Many Irvine buildings are newer than 15 years and exempt from the statewide rent cap, but the rest of eviction law still applies in full.

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Eviction rules that apply in Irvine

  • The statewide Tenant Protection Act (AB 1482) applies to most rentals older than 15 years: just cause is required once a tenant has lived there 12 months, and annual increases are capped at 5% plus inflation (10% maximum), unless the lease contains the exact exemption notice the law requires.
  • Since 2025 a 3 day notice must state the exact start and end of the notice period, exclude weekends and court holidays, give a real payment address, and say the landlord will retake possession (Eshagian v. Cepeda).
  • Tenants now have 10 court days to respond to an unlawful detainer (AB 2347), so plan on roughly an extra week compared with the old 5 day rule.
  • Irvine has no local rent control or just cause ordinance.
  • Units completed within the last 15 years are exempt from the Tenant Protection Act's rent cap and just cause rules, but the lease must still contain the required exemption notice for some exemptions.
  • HOA rules and CC&Rs can matter in condo evictions, for example when a tenant's violation also exposes the owner to association fines.

We help individual condo owners as well as small portfolio investors with nonpayment, lease violation and owner move in cases.

How we handle a Irvine eviction

  1. Review. We confirm which state and local rules cover the unit, check the lease and the rent ledger, and identify the right notice.
  2. Notice. We prepare the notice (3 day, 30, 60 or 90 day) with the exact dates and content the law requires, and arrange proper service.
  3. Lawsuit. If the tenant does not pay or move, we file the unlawful detainer in the Orange County Superior Court and have the tenant served.
  4. Default or trial. If there is no response within 10 court days we request a default judgment; if the tenant answers we request a trial date and handle settlement talks and the trial.
  5. Lockout. After judgment we obtain the writ of possession and coordinate the sheriff lockout so you get the property back.

Want the details? Read our guides to the eviction process, eviction notices and California eviction law.

Talk to an eviction attorney about your Irvine property. Call (714) 782-7275 (8:30 a.m. to 5:30 p.m., Monday to Friday) or send us a message. Consultations are free.

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Updated October 11, 2026. General information, not legal advice for your situation. Local ordinances change; we verify the current rules for every case.