Just Cause Eviction in California: At-Fault, No-Fault, and Local Requirements

In Los Angeles, most renters cannot be evicted simply because a landlord wants the unit back. Two overlapping local laws require a recognized reason, known as just cause, before most tenancies can end.

Two Overlapping Frameworks: RSO and JCO

The Rent Stabilization Ordinance, found in the LA Municipal Code, covers apartments and multi-family units built on or before October 1, 1978. The Just Cause Ordinance, effective January 27, 2023, covers most residential properties the RSO does not reach, including newer buildings, single-family homes, and condos. Together they mean nearly all LA tenants who have lived in a unit at least six months cannot be evicted without a legally recognized reason.

At-Fault Just Cause

At-fault reasons allow eviction when a tenant has violated the rental agreement. Common grounds under both ordinances include failure to pay rent, material lease violations such as unauthorized pets or subletting, creating a nuisance or damaging the property, using the unit for illegal purposes, and refusing to sign a substantially similar renewal lease.

No-Fault Just Cause

No-fault evictions let a landlord recover the unit for legitimate reasons unrelated to the tenant's conduct. Recognized grounds include a genuine intent by the owner or close family to move in, demolition or permanent removal from the rental market, a substantial remodel requiring the unit to be vacant, and a government order to vacate. No-fault evictions require relocation assistance, and under RSO rules a Declaration of Intent to Evict must be filed with the Housing Department first.

Notice and Filing Requirements

All eviction notices served in the City of Los Angeles, whether RSO or JCO, must be filed with the Housing Department within three business days of service. No-fault RSO evictions also require a Landlord Declaration of Intent to Evict before the notice goes out. For tenants aged 62 or older, those with qualifying disabilities, or those with 10 or more years of residency, additional protections and longer notice periods may apply.