Eviction Lawyer Los Angeles | Unlawful Detainer Attorney | Baghikian Law
Landlord Law · Los Angeles

Eviction Lawyer in Los Angeles & the San Fernando Valley

Facing an unlawful detainer action? Baghikian Law Firm represents landlords and tenants in all types of eviction proceedings across Los Angeles County — from 3-day notices to trial defense. Free consultations available.

Schedule a Free Consultation
5+ Years Handling LA Eviction Cases
Landlord & Tenant Representation
Rent Control & Just-Cause Expertise
Encino, CA · Serving All of LA County
Unlawful Detainer Law

Comprehensive Eviction Representation in Los Angeles

California's eviction process — called an unlawful detainer action — is governed by strict procedural rules. A single defective notice, missed deadline, or improper service can result in dismissal for landlords or provide critical leverage for tenants. Baghikian Law Firm handles every stage of the process with precision.

Whether you are a landlord seeking to regain possession of your property or a tenant defending against an unjust or retaliatory eviction in Los Angeles, our firm evaluates the strength of your case from day one — reviewing notices, lease terms, payment records, and local ordinance compliance before making any legal moves.

Case Types

Types of Eviction Cases We Handle

Los Angeles landlords and tenants face four primary grounds for unlawful detainer actions. Each carries different notice requirements, timelines, and defenses.

01

Nonpayment of Rent

The most common eviction ground. A landlord must serve a properly drafted notice — procedural defects alone can defeat the action entirely.

3-Day Notice to Pay or Quit
02

Breach of Lease

Unauthorized pets, occupants, subletting, or noise violations. The tenant has the right to cure — if they do, eviction cannot proceed.

3-Day Notice to Perform or Quit
03

Nuisance or Illegal Activity

Criminal activity, drug sales, substantial property damage, or threats to other tenants. These cases are uncurable and often move quickly.

3-Day Notice to Quit (No Cure)
04

Holdover Tenancy

Tenant remains after a fixed-term lease expires or after a proper 30- or 60-day notice. Rent-controlled units require just-cause compliance.

30- or 60-Day Termination Notice
Tenant Defenses

Common Eviction Defenses Under California Law

California law provides tenants with meaningful defenses that can result in dismissal, delay, or favorable settlement. Our firm investigates every potential defense before advising clients on strategy.

Improper or defective notice (wrong amount, wrong dates, missing language)
Failure to comply with statutory notice periods
Retaliatory eviction following a habitability complaint
Discriminatory eviction based on protected characteristics
Violation of local just-cause eviction ordinances (LA City, LAMC)
Lack of proper service or jurisdiction over the defendant
Habitability defects offsetting or excusing nonpayment of rent
Rent control violations or improper rent increases
FAQ

Frequently Asked Questions About Evictions in California

How long does the eviction process take in Los Angeles?
An uncontested eviction in LA typically takes 4–8 weeks from notice to writ of possession. Contested cases can take 2–4 months or longer, especially in rent-controlled jurisdictions with additional procedural requirements.
What is a 3-Day Notice to Pay Rent or Quit?
A written demand requiring the tenant to pay all past-due rent or vacate within three calendar days. The notice must be legally precise — a defective notice can result in dismissal of the entire case.
Can a landlord evict a tenant without just cause in Los Angeles?
Not always. The City of Los Angeles has a Just Cause for Eviction Ordinance (LAMC 165.05) limiting evictions to specific lawful grounds for most units, in addition to California's statewide AB 1482 requirements.
What happens if an eviction notice has errors?
Procedural defects — wrong amounts, improper service, or missing required language — can be grounds to dismiss the unlawful detainer action entirely. Courts in California strictly enforce notice requirements.
Does a tenant have to move out immediately after receiving an eviction notice?
No. An eviction notice is not a court order. A tenant has the right to respond, negotiate, or contest the eviction in court. The landlord must obtain a court judgment before any legal removal can occur.
Can I be evicted for reporting uninhabitable conditions to the city?
No — this is called a retaliatory eviction and is illegal under California Civil Code Section 1942.5. Tenants may be entitled to actual damages, punitive damages, and attorney's fees.
Our Process

How We Handle Your Eviction Case

01

Case Evaluation & Notice Review

We review every document — the lease, all notices, service records, and communications. Defects in the notice or service are identified immediately.

02

Identify Leverage & Build Your Record

We gather evidence strategically: inspection records, habitability documentation, repair history, payment records, and witness statements.

03

Pleadings, Motions & Negotiation

We file or respond to pleadings, bring appropriate motions, and aggressively negotiate — whether the goal is dismissal, relocation assistance, or retention of tenancy.

04

Trial Representation & Long-Term Protection

When cases go to trial, we are prepared. We also advise on credit impact, anti-retaliation protections, and preventing future disputes.

Get a Free Eviction Consultation

Serving Los Angeles, Encino, Sherman Oaks, Burbank, Glendale, and surrounding communities. Call (818) 804-8901 or contact us online.

Contact Us Today
Our Process
How We Work With Our Clients

Every case follows the same standard of care — meticulous preparation, clear communication, and aggressive advocacy at every stage.

01
Investigate the Facts

Every case starts with details. We review leases, notices, communications, inspection reports, photos, medical records, and repair history. We build a factual foundation before making any legal moves.

02
Identify Leverage Early

Whether it's habitability, eviction defense, or a landlord dispute — the key is finding pressure points fast. Code violations, improper notice, failure to repair. We find the weaknesses and use them strategically.

03
Act Decisively & Communicate Clearly

We move cases forward — demand letters, motions, negotiations, trial prep. At every stage, you know exactly what's happening, what the risks are, and what comes next. No confusion. No guessing.

04
Protect Long-Term Interests

Some cases go beyond the immediate dispute. Credit impact, future housing, financial exposure, business reputation. We structure resolutions that protect our clients long after the case is closed.

Client Testimonials
What Our Clients Say

We had the pleasure of working with Vahe on a complex eviction case, and we couldn't have been happier with the high level of service we received. Vahe's deep expertise and careful attention to detail were evident throughout the entire process. Not only did he provide clear, practical legal guidance, but he was also a pleasure to work with — always responsive and attentive, making us feel like a top priority. We are truly grateful for his hard work and dedication.

— Paola N.

Working with Baghikian Law Firm has been a pleasure and truly a life-saver. Attorney Vahe Baghikian provided tremendous help with my case, offering knowledgeable and attentive representation. He carefully listened to my concerns, clearly explained the process, and continually checked on my well-being. If you are seeking a firm that genuinely cares about its clients, I recommend not looking any further.

— Selah V.

We had a tricky situation with a fire inspector who was intent on making our lives difficult. Upon finding Vahe and his firm, he was extremely helpful and knowledgeable from the get go. He knew how to approach the situation and handled the entire thing from beginning to end — even going to court on our behalf. The inspector commented that it was handled well. I would highly recommend Vahe and his firm.

— Ryder F.