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Evictions and Unlawful Detainer

We represent landlords and tenants in residential and commercial unlawful detainer proceedings across Southern California, fast, precise, and legally sound.

Eviction and Unlawful Detainer Representation in Southern California

Eviction cases require precision and speed. Baghikian Law represents a wide array of clients in eviction actions, eviction defense, and landlord-tenant matters throughout California. The unlawful detainer process moves on a tight statutory timeline, and a single procedural misstep, such as a defective notice, an improper service, or a missed deadline, can derail an otherwise valid case.

Residential and Commercial Evictions

We handle residential and commercial evictions, including but not limited to cases arising out of non-payment of rent, substantial remodels, breaches of rental agreements, owner move-ins, and all types of contested eviction matters. We prepare and serve compliant notices, file and prosecute unlawful detainer complaints, and represent clients through trial and the writ of possession when necessary.

Eviction Defense for Tenants

Tenants facing an unlawful detainer have important rights and defenses. We evaluate the validity of the notice, the landlord's compliance with local just-cause and rent-control ordinances, habitability defenses, retaliation, and procedural defects, and we move quickly to protect your housing and your record.

  • Three-day, 30-day, 60-day, and 90-day notice review
  • Non-payment of rent and lease-breach actions
  • Owner move-in and substantial-remodel evictions
  • Just-cause compliance under local ordinances and AB 1482
  • Default judgments, stipulations, and trial advocacy

Talk to an attorney today. Consultations are free, confidential, and answered within one business day. Call (818) 804-8901 or use the form.

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FAQ

Evictions and Unlawful Detainer FAQs

What is an unlawful detainer, and how does a California eviction work?
An unlawful detainer is the court lawsuit a landlord must file to legally remove a tenant. It starts with a written notice, and if the tenant does not comply, the landlord files a complaint in Superior Court. As of January 1, 2025, the tenant has 10 business days to respond. Only a sheriff can carry out the physical removal, and only after a court issues a Writ of Possession.
What notice does a landlord have to give before filing for eviction?
It depends on the reason. A 3-day notice to pay rent or quit is used for unpaid rent and can only demand actual past-due rent. A 3-day notice to perform or quit covers correctable lease violations. Month-to-month tenants generally receive a 30-day notice if they have lived in the unit less than a year, or a 60-day notice if longer. Tenancies covered by just cause rules carry additional requirements.
Can a landlord evict a tenant without going to court?
No. California strictly prohibits self-help evictions. A landlord cannot change the locks, remove belongings, or shut off utilities to force a tenant out without a court order and sheriff enforcement. Doing so can expose the landlord to civil penalties under Civil Code section 789.3, including up to 100 dollars per day with a 250 dollar minimum.
How long does the eviction process take in California?
An uncontested case can take roughly 30 to 45 days from service of the court papers through the physical eviction. A contested case that goes to trial often runs 60 to 90 days, and in Los Angeles County sheriff scheduling can add further time. Cases with appeals or complex defenses can last several months or longer.
What are just cause eviction protections, and do they apply to me?
Under the Tenant Protection Act (AB 1482), landlords generally need a recognized just cause reason to end most tenancies once a tenant has lived in the unit at least 12 months. Reasons are split into at-fault, such as nonpayment, and no-fault, such as an owner move-in, which usually requires relocation assistance. In the City of Los Angeles, the RSO and the Just Cause Ordinance extend these protections to most rentals.

Related Practice Areas

Habitability and Tenant RightsRent Control ViolationsWrongful and Constructive Eviction