What Are the Legal Reasons to Evict a Tenant in LA County?
In unincorporated LA County, landlords can only evict tenants for specific "just cause" reasons under the RSTPO. These fall into two categories: at-fault (tenant's actions like non-payment or lease violations) and no-fault (landlord's needs like owner move-in or Ellis Act withdrawal). You cannot evict simply because you want the tenant out, the lease is ending, or you want to sell the property.
Tenant's Actions
Evictions based on tenant behavior or violations:
- Non-payment of rent
- Material lease violations
- Nuisance or disturbance
- Illegal activity
- Refusing access for repairs
- Unauthorized subletting
No relocation assistance required
Landlord's Needs
Evictions not caused by tenant's behavior:
- Owner/family move-in
- Ellis Act withdrawal
- Substantial rehabilitation
- Government order to vacate
- Compliance with court order
Relocation assistance REQUIRED
⚠️ LA County vs LA City: Know the Difference
| Jurisdiction | Just Cause Required? | Key Differences |
|---|---|---|
| LA County RSTPO | Yes | 36-month owner occupancy; Ellis Act 5-year restriction |
| LA City RSO/JCO | Yes | 2-year owner occupancy; Additional LAHD filing requirements |
LA County requires longer owner occupancy (36 months vs 2 years) than LA City. Marina del Rey, Altadena, East LA = County. Venice, Silver Lake, Hollywood = City.
Not sure which jurisdiction applies to your property? (213) 444-2225
At-Fault Eviction Reasons (Detailed)
Non-Payment of Rent
Tenant fails to pay rent within the required timeframe after proper notice. Must serve 3-day notice to pay or quit before filing unlawful detainer.
Material Lease Violation
Tenant violates a substantial term of the rental agreement that can be cured. Must serve notice to cure or quit, allowing reasonable time to remedy the violation.
Nuisance or Disturbance
Tenant creates substantial interference with other tenants' quiet enjoyment or causes damage to the property. Behavior must be documented and ongoing.
Illegal Use of Premises
Tenant uses the rental unit for illegal purposes, such as drug manufacturing, illegal business operations, or other criminal activities.
Refusing Reasonable Access
Tenant refuses to allow landlord access for necessary repairs, inspections, or maintenance after proper notice (typically 24 hours for non-emergency).
Unauthorized Subletting
Tenant sublets the unit or allows occupants not on the lease without landlord permission, in violation of lease terms.
Refusing Lease Renewal
Tenant refuses to sign a new lease that is substantially similar to the expiring lease after proper notice and reasonable time to respond.
Dealing with a problem tenant? Get guidance on proper procedures to protect yourself legally.
📞 (213) 444-2225No-Fault Eviction Reasons (Detailed)
Owner or Family Move-In
Landlord or qualifying family member (spouse, children, parents, grandchildren, grandparents) intends to occupy the unit as primary residence. Must actually move in within 3 months and occupy for at least 36 consecutive months. Additional protections may apply for elderly, disabled, or long-term tenants.
Ellis Act Withdrawal
Landlord permanently withdraws all rental units from the rental market. Cannot re-rent for 5 years. Tenants have right of first return if units return to market. 120-day notice required (1 year for seniors/disabled).
Substantial Rehabilitation
Unit requires major repairs or renovations that cannot be completed with tenant in place. Work must be substantial, not routine maintenance. Tenant may have right to return after completion.
Government Order to Vacate
Government agency orders the unit vacated due to code violations, safety concerns, or other regulatory issues. Must have official documentation.
All no-fault evictions require the landlord to pay relocation assistance to the tenant. The amount depends on unit size, tenancy length, and tenant qualifications. See our relocation assistance guide for current amounts.
What Is NOT a Valid Reason to Evict
🚫 These Are NOT Just Cause Reasons
You CANNOT evict a tenant simply because:
Notice Requirements by Eviction Type
| Eviction Type | Notice Period | Relocation Required |
|---|---|---|
| Non-payment of rent | 3 days | No |
| Lease violation (curable) | 3 days to cure | No |
| Nuisance/illegal activity | 3 days | No |
| Owner/family move-in | 60 days | Yes |
| Ellis Act withdrawal | 120 days (1 year for protected) | Yes |
| Substantial rehabilitation | 60-120 days (varies) | Yes |
Want to Sell But Have Tenants?
"I want to sell" isn't valid just cause, but you have options. We help LA County landlords navigate tenant situations to reach their goals.
Free consultation: buyouts, Ellis Act, or selling with tenants
Protected Tenant Categories
Certain tenants have additional protections under the RSTPO, particularly for owner move-in evictions:
- Seniors (62+): Extended notice periods, may block certain evictions
- Disabled tenants: Extended notice periods, reasonable accommodations
- Long-term tenants (10+ years): Additional protections in some circumstances
- Families with minor children: May qualify for enhanced relocation
- Low-income tenants: Higher relocation assistance amounts
As of January 1, 2025, LA County's Tenant Right to Counsel Program provides free legal services to eligible tenants facing eviction in unincorporated areas. This means tenants are more likely to be represented and challenge improper evictions.
If You Want to Sell: Your Real Options
Since "selling" isn't just cause, landlords who want to exit have these options:
- Sell with tenants in place: Tenants transfer to new owner; may reduce buyer pool
- Negotiate a buyout: Pay tenant to voluntarily vacate; must follow DCBA buyout rules
- Ellis Act: Permanently exit rental market; 5-year restriction; relocation required
- Owner move-in: Only if you'll actually occupy for 36 months first
Need help choosing the right path? We work with LA County landlords in tenant situations every week.
🏠 (213) 444-2225Frequently Asked Questions
What is 'just cause' eviction in LA County?
Just cause eviction means landlords in unincorporated LA County can only terminate a tenancy for specific legal reasons listed in the RSTPO. Landlords cannot evict simply because they want the tenant to leave, the lease is expiring, or they want to raise rent above legal limits. Valid reasons are divided into at-fault (tenant's actions) and no-fault (landlord's needs) categories.
What are at-fault reasons to evict in LA County?
At-fault eviction reasons include: non-payment of rent, material lease violations, causing nuisance or disturbance, illegal use of the premises, refusing reasonable access for repairs, subletting without permission, criminal activity on premises, and failure to sign a substantially similar lease renewal.
What are no-fault reasons to evict in LA County?
No-fault eviction reasons include: owner or family member move-in (must occupy for 36 months), Ellis Act withdrawal from rental market (5-year restriction), substantial rehabilitation requiring vacancy, government order to vacate, and compliance with court order. No-fault evictions require relocation assistance payments to tenants.
Can I evict a tenant to sell my rental property in LA County?
No. "I want to sell" is NOT a valid just cause reason to evict tenants in LA County. You can sell the property with tenants in place (they transfer to the new owner), negotiate a voluntary buyout agreement, or use the Ellis Act if permanently exiting the rental market (which has a 5-year re-rental restriction).
Do I have to pay relocation assistance for eviction?
Relocation assistance is required for all no-fault evictions in LA County. The amount depends on unit size, tenant status (qualified tenants like seniors, disabled, or families with children may receive more), and income level. At-fault evictions do not require relocation assistance payments.
What notice is required to evict in LA County?
Notice requirements vary by eviction type. At-fault: 3-day notice for non-payment, 3-day notice to cure for lease violations. No-fault: 60-day notice for owner move-in, 120-day notice for Ellis Act (1 year for seniors/disabled). All notices must be properly served and contain required information.
Can I evict a month-to-month tenant without cause in LA County?
No. In unincorporated LA County, just cause protections apply regardless of lease type. You cannot terminate a month-to-month tenancy simply because you want the tenant out. You must have a valid just cause reason even for month-to-month tenants.
What is owner move-in eviction in LA County?
Owner move-in allows landlords to recover a unit for personal use or for qualifying family members (spouse, children, parents, grandchildren, grandparents). The owner or family member must actually move in within 3 months and occupy the unit as their primary residence for at least 36 consecutive months. Relocation assistance must be paid, and certain tenants (elderly, disabled, long-term) may have additional protections.
