Los Angeles Just Cause Ordinance (JCO): Complete Landlord Guide for 2025
What Is the Los Angeles Just Cause Ordinance?
The Los Angeles Just Cause Ordinance (JCO) is a tenant protection law that took effect on January 27, 2023, requiring landlords to provide valid legal reasons for evicting tenants from rental properties throughout Los Angeles. This ordinance significantly expands eviction protections beyond the existing Rent Stabilization Ordinance (RSO) to cover newer properties and previously exempt units.
The JCO applies to rental properties built after October 1, 1978, single-family homes, condominiums, and other properties not covered by Los Angeles rent control laws. For Los Angeles landlords, this means you cannot simply terminate a lease or evict a tenant without demonstrating just cause, regardless of whether your property is subject to rent control.
Which Properties Are Covered by the JCO?
Properties Subject to Just Cause Ordinance:
Rental units built after October 1, 1978
Single-family homes used as rentals
Condominium units used as rentals
Properties exempt from the Rent Stabilization Ordinance
Multi-unit buildings constructed after the RSO cutoff date
Properties NOT Covered:
Hotels, motels, and transient occupancy
Properties already covered by RSO (built before October 1, 1978)
Owner-occupied properties with roommates or boarders
Properties subject to certain federal housing programs
Legal Grounds for Eviction: At-Fault vs No-Fault Just Cause
Understanding the difference between at-fault and no-fault evictions is crucial for Los Angeles landlords navigating the JCO.
At-Fault Just Cause Evictions
At-fault evictions occur when tenants violate lease terms or engage in problematic behavior:
Non-payment of rent: Failure to pay rent within the specified timeframe
Lease violations: Breaking specific terms outlined in the rental agreement
Nuisance behavior: Activities that disturb other tenants or neighbors
Illegal activities: Criminal behavior conducted on the premises
Damage to property: Causing substantial damage beyond normal wear and tear
Unauthorized occupants: Having people live in the unit without landlord approval
For at-fault evictions, landlords are not required to pay relocation assistance to tenants.
No-Fault Just Cause Evictions
No-fault evictions involve circumstances beyond tenant control:
Owner or family member move-in: Landlord or qualifying family member intends to occupy the unit
Withdrawal from rental market: Permanently removing the property from rental use
Demolition or substantial renovation: Major construction requiring vacant premises
Compliance with government orders: Health, safety, or building code violations requiring vacancy
Ellis Act withdrawals: Removing entire property from the rental market under state law
Important: No-fault evictions require landlords to pay relocation assistance to displaced tenants.
Los Angeles JCO Relocation Assistance Requirements
When conducting no-fault evictions under the Just Cause Ordinance, landlords must provide financial assistance to help tenants relocate.
Relocation Payment Amounts:
Small landlords (4 or fewer units): One month's rent
Larger landlords (5+ units): Two months' rent or actual relocation costs, whichever is greater
Senior or disabled tenants: Additional protections and potentially higher payments may apply
Relocation payments must be made before the tenant vacates, and failure to provide proper relocation assistance can invalidate the eviction.
How JCO Differs from RSO and State Law AB 1482
Los Angeles rental properties may be subject to multiple layers of tenant protection laws, creating complexity for property owners.
Rent Stabilization Ordinance (RSO)
Applies to: Buildings built before October 1, 1978
Rent control: Limits annual rent increases
Eviction protection: Requires just cause for eviction
Relocation assistance: Required for no-fault evictions
Just Cause Ordinance (JCO)
Applies to: Properties NOT covered by RSO
Rent control: No rent increase limitations
Eviction protection: Requires just cause for eviction
Relocation assistance: Required for no-fault evictions
California State Law AB 1482
Applies to: Most properties built before 2005, with some exceptions
Rent control: Caps increases at 5% + CPI (maximum 10% annually)
Eviction protection: Requires just cause after 12 months of tenancy
Geographic scope: Statewide application
JCO Notice Requirements and Procedures
Proper notice is essential for valid evictions under the Los Angeles Just Cause Ordinance.
Notice Periods:
30-day notice: Month-to-month tenancies for no-fault evictions
60-day notice: Tenancies of one year or more for no-fault evictions
3-day notice: At-fault evictions (non-payment, lease violations, nuisance)
All eviction notices must clearly state the specific just cause reason and comply with both city and state formatting requirements.
Penalties for JCO Violations
Landlords who violate the Just Cause Ordinance face significant consequences:
Monetary damages: Up to three times actual damages or $5,000, whichever is greater
Attorney fees: Tenants may recover legal costs
Injunctive relief: Courts may order landlords to comply with JCO requirements
Criminal penalties: Potential misdemeanor charges for willful violations
Frequently Asked Questions
Q: Does the JCO apply to new construction in Los Angeles? A: Yes, the JCO covers rental properties built after October 1, 1978, including new construction not subject to RSO rent control.
Q: Can I evict a tenant for no reason if I give proper notice? A: No. The JCO requires landlords to provide valid just cause for all evictions, regardless of notice period.
Q: What happens if my property is covered by both JCO and AB 1482? A: When multiple laws apply, tenants receive the strongest protections available under any applicable ordinance or statute.
Q: Are corporate-owned properties treated differently under JCO? A: The ordinance applies to all qualifying rental properties regardless of ownership structure, though relocation assistance amounts may vary based on portfolio size.
Compliance Tips for Los Angeles Landlords
Document everything: Maintain detailed records of all tenant communications and lease violations
Understand applicable laws: Determine which ordinances apply to your specific property
Use proper forms: Ensure all notices comply with Los Angeles and California requirements
Calculate relocation costs: Budget for potential relocation assistance payments
Consult professionals: Work with experienced real estate attorneys or property management companies
The Los Angeles Just Cause Ordinance represents a significant shift in landlord-tenant law, requiring property owners to adapt their practices and procedures. Understanding these requirements is essential for maintaining compliant rental operations while protecting your investment interests.
For property owners navigating these complex regulations, professional guidance can help ensure full compliance while minimizing legal risks and financial exposure.
