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

Landlord Attorney in Los Angeles & the San Fernando Valley

California's landlord-tenant laws are among the most complex in the country. One procedural mistake can derail a valid eviction, expose you to counterclaims, or result in costly delays. Baghikian Law Firm represents landlords throughout Los Angeles with precision and efficiency. Free consultations available.

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Unlawful Detainer & Eviction Proceedings
RSO & AB 1482 Compliance
Lease Disputes & Rental Litigation
Encino, CA · Serving All of LA County
Landlord Representation in California

Protecting Your Property Investment Requires More Than a Lease Agreement

California is one of the most tenant-protective states in the country, with strict statutory notice requirements, local rent control ordinances, just-cause eviction laws, and procedural rules that can invalidate otherwise valid actions on technical grounds. Landlords who proceed without experienced legal counsel risk case dismissal, wrongful eviction counterclaims, and significant financial exposure.

Baghikian Law Firm works with residential landlords throughout Los Angeles to navigate this legal landscape — preparing technically correct notices, ensuring procedural compliance, and representing property owners at every stage of the eviction process and in broader landlord-tenant disputes. Our goal is to help you protect your investment lawfully and efficiently.

Landlord Practice Areas

Legal Services for Los Angeles Landlords

Our landlord representation covers three primary matter types. Each requires technical precision, knowledge of local ordinances, and strategic judgment about when to escalate and when to resolve.

01

Unlawful Detainer & Evictions

California's unlawful detainer process is the exclusive legal mechanism for removing a non-compliant tenant from a rental property. It is governed by strict procedural rules — from notice drafting and service through court filings and hearings. A single defect in any step can result in dismissal and force you to start over.

Nonpayment of rent — 3-Day Notice to Pay or Quit
Lease violations — 3-Day Notice to Perform or Quit
Nuisance or illegal activity — 3-Day Notice to Quit
Holdover tenancy after lease expiration or termination
Learn more about eviction representation →
02

Rental Disputes & Lease Enforcement

Not every landlord-tenant conflict ends in eviction. Disputes over lease interpretation, unauthorized subleasing, property damage, security deposit accounting, maintenance responsibility allocation, and nuisance complaints often require legal intervention short of the full unlawful detainer process.

Lease interpretation and enforcement disputes
Unauthorized occupants and subletting violations
Security deposit accounting and return disputes
Property damage claims and cost recovery
Contact us about rental disputes →
03

Rent Control & Regulatory Compliance

Los Angeles landlords operating RSO-covered units face strict obligations around annual rent increases, just-cause eviction requirements, service provision, and LAHD registration. AB 1482 adds statewide requirements for many additional units. Non-compliance creates significant legal exposure — proactive guidance prevents it.

RSO compliance — allowable increases and registration
Just-cause eviction requirements under LAMC and AB 1482
Owner move-in and substantial remodel eviction procedures
Relocation assistance obligations and compliance
Contact us about rent control compliance →
How We Work

Our Approach to Landlord Representation

Every landlord matter starts with a thorough review of the facts, the tenancy history, applicable ordinances, and the specific legal pathway available. We move efficiently while ensuring the procedural precision that California courts require.

01

Review Lease, Notices & Tenancy History

We start by reviewing every relevant document — the lease agreement, all prior notices, payment records, and communications — to determine the strongest legal basis for your action and identify any exposure.

02

Prepare Legally Compliant Notices

Notice defects are the most common reason valid evictions are dismissed. We draft and review all notices to ensure full compliance with California law and applicable local ordinances before service.

03

File, Represent & Negotiate

We file unlawful detainer actions, appear at hearings, and negotiate stipulations or settlements when they serve your interests. You are kept informed at every stage — no surprises, no confusion.

04

Secure Possession & Protect Future Rights

After judgment, we assist with writs of possession and advise on preventing the same issues in future tenancies — from improved lease terms to notice protocols that minimize litigation exposure.

Common Mistakes to Avoid

Why Landlords Need Legal Counsel in California

California's landlord-tenant laws are intentionally precise. Courts strictly enforce procedural requirements, and even well-founded evictions fail regularly due to avoidable errors. These are the most common mistakes that expose landlords to dismissal and counterclaims.

Serving a 3-Day Notice with an incorrect rent amount — including any fees or charges not legally included
Improper service of notice — wrong method, wrong person, or failure to follow substitute service requirements
Filing an unlawful detainer before the notice period has fully expired
Attempting self-help eviction — changing locks, removing property, or cutting utilities without a court order
Failing to comply with RSO just-cause requirements or LAHD registration before initiating eviction
Not providing required AB 1482 disclosures before a rent increase or no-fault termination
Accepting rent after serving a notice — which can waive the notice and require starting over
Overlooking required relocation assistance obligations for no-fault just-cause evictions
Client Testimonials

What Our Clients Say

★★★★★
"We had the pleasure of working with Vahe on a complex eviction case. 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 always responsive and attentive."
— 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 and clearly explained the process."
— Selah V.
★★★★★
"He knew how to approach the situation and handled the entire thing from beginning to end — even going to court on our behalf. Even the inspector commented that it was handled well. I would highly recommend Vahe and his firm."
— Ryder F.
FAQ

Frequently Asked Questions for Los Angeles Landlords

How long does it take to evict a tenant in Los Angeles?
An uncontested eviction in Los Angeles typically takes 4–8 weeks from notice service to writ of possession. Contested cases — where the tenant files a response and the matter proceeds to trial — often take 2–4 months or longer. RSO-covered units with just-cause requirements and mandatory relocation assistance can add additional time to both contested and uncontested matters.
What are the just-cause eviction requirements in Los Angeles?
Under the LA RSO (LAMC § 151.09), landlords of covered units can only evict for specific lawful reasons including nonpayment of rent, lease violations, nuisance, illegal activity, owner move-in, and substantial remodel — each with strict procedural and notice requirements. No-fault reasons (owner move-in, substantial remodel, withdrawal from the rental market) generally require relocation assistance. AB 1482 imposes similar just-cause requirements on units not covered by the RSO.
Can I evict a month-to-month tenant without cause in Los Angeles?
Generally no — if the unit is covered by the RSO or AB 1482. Both laws require just cause for termination of tenancy in covered units, regardless of whether the tenancy is month-to-month or fixed-term. Without proper just cause, an eviction notice can be challenged and the case dismissed. Even for units not covered by either law, proper 30- or 60-day notice is required under California Civil Code Section 1946.1.
What happens if my eviction notice has an error?
A defective notice is typically a complete defense to an unlawful detainer action — the court can dismiss the case on the defect alone, regardless of the underlying tenant conduct. Common defects include listing the wrong rent amount, improper service, giving fewer days than required, or failing to include required language for RSO or AB 1482-covered units. After dismissal, you must re-serve a corrected notice and restart the timeline.
Can I just change the locks or shut off utilities to remove a tenant?
No. Self-help eviction — including changing locks, removing belongings, shutting off utilities, or physically removing a tenant without a court order — is illegal in California under Civil Code Section 789.3. A landlord who attempts self-help eviction can be sued by the tenant for actual damages, punitive damages, and statutory penalties of up to $100 per day. The only legal method is the unlawful detainer court process.
How much relocation assistance is required for no-fault evictions in LA?
For RSO-covered units, relocation assistance requirements depend on the type of no-fault termination and tenant household income. At minimum, landlords must provide relocation equal to three months' rent for owner move-in, substantial remodel, or withdrawal from the rental market. Low-income tenants and long-term tenants may be entitled to higher amounts. Failure to pay required relocation assistance invalidates the eviction and exposes landlords to significant liability.

Protecting Your Rental Property in Los Angeles Starts Here.

Serving Los Angeles, Encino, Sherman Oaks, Burbank, Glendale, and all of LA County. Call (818) 804-8901 for a free consultation.

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