Service Areas / Los Angeles County

Eviction Lawyer for Landlords in Los Angeles, CA

The City of Los Angeles has some of the most detailed tenant protections in California. Landlords there need an eviction attorney who follows both the state rules and the city's Just Cause Ordinance, Rent Stabilization Ordinance and filing requirements.

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Eviction rules that apply in Los Angeles

Los Angeles has local tenant protections in addition to state law. The strictest rule that applies is the one you must follow.

  • The Just Cause Ordinance covers most rental units in the city, including many single family homes, after six months of tenancy or when the first lease term ends.
  • Apartments in buildings first built before October 1978 are generally also covered by the Rent Stabilization Ordinance (RSO), which sets its own annual increase limit and eviction rules.
  • A nonpayment eviction is not allowed unless the tenant owes more than one month of HUD fair market rent for the unit size. The Court of Appeal upheld this threshold in April 2026.
  • Copies of termination notices must be filed with the Los Angeles Housing Department, and no fault terminations require relocation assistance.
  • 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.

Unincorporated areas of Los Angeles County (such as East Los Angeles or Marina del Rey) follow a separate County ordinance with a two month nonpayment threshold, so confirming the jurisdiction is the first step.

Los Angeles rent control rules

Los Angeles's Rent Stabilization Ordinance (RSO) and Just Cause Ordinance (JCO) in brief:

  • The RSO covers most rentals with a certificate of occupancy dated on or before October 1, 1978. Allowable increases are set by the city each year (3% through June 2027).
  • The Just Cause Ordinance covers most other rentals in the city, including newer buildings and many single family homes.
  • No fault evictions require relocation assistance, and RSO units must be registered every year.
  • For nonpayment evictions, the unpaid rent must be more than one month of fair market rent before the landlord can evict.
  • Copies of eviction notices must be filed with the Los Angeles Housing Department.

Rates and forms change every year. For the current allowable increase, registration rules and the full ordinance, see the city's official page.

Go to the Los Angeles official rent control page

How we handle a Los Angeles 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 Los Angeles 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 Los Angeles 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.

We also serve nearby cities

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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.