Los Angeles seller guide
How Much Notice Do I Have to Give My Tenant Before Showing My House to Buyers in California?
The short answer
California generally requires reasonable advance written notice before entering a tenant’s home to show it to buyers, and 24 hours is presumed reasonable absent evidence to the contrary. A separate oral notice procedure is available for buyer showings when its conditions are met. Entry is generally during normal business hours, and the landlord may not abuse access or harass the tenant. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
Justin Borges of The Borges Real Estate Team at eXp Realty (DRE #01940318, (213) 262-5092) helps Los Angeles owners plan buyer showings around California tenant notice rules. Written notice generally must be reasonable, and 24 hours is presumed reasonable absent evidence to the contrary. An oral notice option has additional conditions, and normal business hours generally apply. For a City of Los Angeles property, the applicable local protections can differ from those for a property outside city limits, even when both have a Los Angeles mailing address. Justin is a licensed agent, not an attorney; direct legal questions about your lease and circumstances to a California attorney.
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What must a showing notice say?
California Civil Code 1954 permits entry to show a dwelling to prospective or actual purchasers. The general notice must be in writing and state the date, approximate time and purpose of entry. Give the tenant a clear description of the planned buyer showing rather than an open-ended announcement that someone may come by. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
For a written notice delivered by an authorized method, 24 hours is presumed reasonable without evidence to the contrary. That presumption is not a promise that every notice given at that interval is reasonable. If you mail the notice, mailing at least 6 days before entry is presumed reasonable. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
| Notice detail | Practical step |
|---|---|
| Date and approximate time | Identify the planned entry, not just the marketing period. |
| Purpose | State that the entry is to show the home to a purchaser. |
| Delivery | Use a statutory delivery method and keep a record. |
California permits personal delivery, leaving the notice with someone of suitable age and discretion at the premises, or leaving it on, near or under the usual entry door where a reasonable person would find it. Mailing is another option. Keep a copy and record the method and timing of delivery. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
A sample notice can set out the required details on three lines:
Date: [date of entry]
Approximate time: [approximate time of entry]
Purpose: Show the home to a prospective purchaser
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A friendly scheduling conversation does not automatically replace the applicable notice procedure. For written notice, 24 hours is presumed reasonable absent evidence to the contrary; if mailed, mailing at least 6 days before entry is presumed reasonable. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
Can notice be given by phone or in person?
California has a specific alternative for showing a unit to prospective or actual purchasers. Oral notice in person or by telephone is permitted if the landlord or agent notified the tenant in writing within 120 days before the oral notice that the property is for sale and that the landlord or agent may contact the tenant orally for that purpose. The oral notice must give the date, approximate time and purpose. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
For that procedure, 24 hours is presumed reasonable absent evidence to the contrary. At entry, the landlord or agent must leave written evidence of the entry inside the unit. Keep the earlier written sale notice and a record of the conversation. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
A text message or email may be convenient for coordinating preferences, but do not assume either automatically satisfies the oral procedure or every written-delivery requirement. A seller who wants a repeatable process can decide with the listing agent who sends notices, who tracks delivery and who leaves evidence when the oral procedure is used.
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California also identifies circumstances where advance notice is not required, including an emergency or when the tenant is present and consents at the time of entry. Those exceptions should not become a routine plan for marketing appointments. Ask the tenant about scheduling without treating silence as consent. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
For the oral procedure, the prior written notice must have been given within 120 days before the oral notice. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
Discuss your notice process
Talk through your showing schedule and identify questions for your attorney.
When can buyers enter the home?
California generally requires entry during normal business hours unless the tenant consents at the time of entry. The statute has exceptions for emergencies and abandonment, and it does not define specific clock hours for normal business hours. Avoid promising a buyer unrestricted evening or weekend access. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
Your lease and applicable local rules may add requirements. Read the current lease and amendments before marketing, then ask a California attorney to compare them with state law and the rules for the property's actual location. A Los Angeles mailing address alone does not establish that the home is inside the City of Los Angeles.
For City of Los Angeles rent and eviction questions, consult the Los Angeles Housing Department’s tenant protections page. For a voucher tenancy, ask HACLA or the administering housing authority about program questions. Neither a listing deadline nor a buyer's travel schedule automatically changes the tenant's rights.
Plan for a buyer who cancels or arrives late. Tell the tenant promptly, record the change and do not assume the original notice covers a different appointment. A clear point of contact keeps the tenant from receiving conflicting requests from several people.
Schedule entry during normal business hours unless the tenant consents at the time of entry; the statute does not define specific clock hours. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
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How should you schedule showings with a tenant?
Start with a conversation about the tenant's ordinary routines at the Los Angeles property. Ask which periods create the least disruption, whether someone works from home, and how visitors should handle pets, gates and shared areas. Listen to the answer before setting expectations with buyers. The tenant's home remains a lived-in space throughout the sale.
Offer a written showing agreement that records mutually workable windows, the contact person, how cancellations will be communicated and how access will be handled. Make clear that the agreement is voluntary and does not waive statutory rights. Continue using the notice required for each proposed entry rather than treating a schedule as blanket permission.
| Decision | Discuss with the tenant |
|---|---|
| Appointments | Preferred windows, advance coordination and cancellation updates. |
| Access | Who accompanies visitors and how doors and gates will be secured. |
| Pets and privacy | Safe pet arrangements and areas or belongings needing care. |
| Condition | Reasonable preparation and any help the owner offers voluntarily. |
Batching appointments into mutually acceptable windows can reduce interruptions and give buyers access to the home. Check with the tenant before advertising a window. Leave enough room for the tenant to raise a conflict without turning the conversation into pressure.
Cooperation can make presentation and scheduling more predictable for everyone. Explain the marketing plan honestly, provide updates and respond to concerns. Do not promise that the tenant must move because a buyer wants a vacant home. A relationship built on clear expectations can help avoid misunderstandings during inspections as well as showings.
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For each proposed entry, remember that 24 hours is presumed reasonable absent evidence to the contrary. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
Build a workable showing schedule
Discuss how buyer appointments could fit your tenant-occupied property.
Should you hold an open house or private showings?
Private appointments give you a defined visitor and a planned arrival, which can make coordination easier in an occupied Los Angeles house. Ask the listing agent to accompany buyers, keep the group together and secure the property afterward. Tell buyers in advance that the home is occupied and that the tenant's belongings and privacy deserve respect.
An open house brings a less predictable flow of visitors. Discuss the proposed format and visitor controls with the tenant before scheduling one; do not assume a general right to show purchasers resolves every question about an open house. If the arrangement is uncomfortable or legally uncertain, explore scheduled private appointments instead.
A lockbox can simplify access, but a box is not permission for unrestricted entry. Agree on who controls access, whether an agent will be present and how the home will be locked afterward. Never distribute access information casually or allow unaccompanied visitors simply because a lockbox is available.
Ask for the tenant's consent before taking or publishing interior photos or video containing their possessions. Discuss excluding personal documents, family photographs, valuables and identifying details. Agree on what will be photographed and where images may appear; a buyer-facing listing can remain online beyond the initial marketing period.
Discuss pets before each visit, including safe handling and who is responsible. Do not move an animal or the tenant's belongings without permission. A seller may offer voluntary help preparing the property, but should not demand that the tenant make the home look vacant or conceal ordinary signs that someone lives there.
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Whether arranging private appointments or another format, written notice must state the date, approximate time and purpose of entry. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
What if the tenant refuses a showing?
Begin by asking what caused the concern. A tenant may be worried about timing, privacy, pets or unfamiliar visitors. Review the notice and offer a workable alternative without threats. Keep copies of notices, responses and appointment changes to document the actual sequence.
California law prohibits abuse of the right of access or using it to harass a tenant. Do not repeat visits or notices as a way to wear someone down. If access remains disputed, pause the contested appointment and review the notice and appointment records. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
Never retaliate, lock the tenant out, shut off utilities or remove belongings to force the tenant to leave. Civil Code 789.3 addresses such conduct when used to end occupancy. A disagreement over a buyer tour is not a license for self-help. (CA Civil Code, California Civil Code 789.3, checked November 1, 2026)
Tell your listing agent about a dispute without sharing unnecessary personal information with buyers. Adjust the marketing schedule while the lease, notices and local protections are reviewed. Do not promise access or vacant possession that you cannot lawfully deliver.
California Civil Code 1954 prohibits using the right of access to harass a tenant. (CA Civil Code, California Civil Code 1954, checked November 3, 2026)
Review your sale options
Talk through your marketing plans while your attorney addresses any access dispute.
Does selling the house end the tenancy?
A sale does not itself end a California tenancy. The buyer generally takes the property subject to the existing tenancy and steps into the landlord's role. Civil Code provisions address a transferee's remedies under a lease and successor-owner disclosures. (CA Civil Code, California Civil Code 821 and 1962, checked November 3, 2026)
Inside the City of Los Angeles, the Rent Stabilization Ordinance or Just Cause Ordinance may govern termination, depending on the property and tenancy. LAHD's listed no-fault grounds do not include an ordinary owner's sale, and qualifying no-fault terminations can require relocation assistance. State AB 1482 protections may apply elsewhere or in other circumstances. (CA Civil Code, California Civil Code 1946.2, checked November 3, 2026)
Give your agent the lease, amendments, notices and relevant tenancy records for review, and disclose the tenancy and its terms to prospective buyers. Coordinate the transfer of records and deposit information with escrow. If the tenant uses a housing voucher, ask HACLA or the administering housing authority how the ownership change affects the assistance contract.
Tell a buyer early that access must be coordinated with an occupied home. A showing can help a buyer evaluate the property without making assumptions about when the tenant will leave. Keep any proposed voluntary agreement separate from the showing request.
The buyer generally takes subject to the existing tenancy, and applicable state and local protections can govern a later termination. (CA Civil Code, California Civil Code 1946.2, checked November 3, 2026)
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Frequently asked questions
Can I give one notice for an entire marketing campaign?
A California entry notice must identify the date, approximate time and purpose of entry. A broad announcement that a home is for sale is different from a notice of a particular entry. Document the proposed schedule and provide the required notice for buyer appointments.
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Does a tenant have to leave during a buyer tour?
Plan the visit with the tenant rather than assuming the home must be empty. Discuss whether the tenant prefers to remain, how visitors will be accompanied and how personal belongings will be protected. Do not pressure someone to leave their home.
Can a buyer take photos during a showing?
Set expectations before the appointment and ask for the tenant's consent before taking or publishing interior photos or video involving their possessions. Explain where images could be used and discuss excluding personal information. Have the accompanying agent communicate the agreed boundaries to buyers and address any concerns with the tenant.
What if a buyer cancels after notice is delivered?
Let the tenant know promptly and keep a record of the cancellation. If the buyer requests a different time, do not assume the original notice automatically covers it. Review the proposed change and applicable notice procedure, then coordinate a new appointment with the tenant.
Can I ask the tenant to clean before a showing?
You can discuss presentation respectfully and offer voluntary help, but do not treat the tenant's home as a vacant listing or pressure the tenant to hide belongings. Agree on practical arrangements for pets and privacy. Review the lease before making demands.
Who should answer voucher questions during the sale?
Contact HACLA if it administers the Los Angeles tenancy, or the relevant housing authority if another agency administers the voucher. Ask about the ownership change and assistance contract. Tell the buyer about the tenancy and coordinate the required documents instead of assuming the sale ends assistance.
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Can a buyer move in immediately after closing?
Do not promise immediate occupancy merely because the property is sold. The buyer generally takes subject to the existing tenancy, and applicable state and local protections may govern any later request to recover possession. Consult LAHD on City of Los Angeles rent and eviction rules.
Prepare your showing plan
Discuss your property and the practical steps for coordinating buyer visits.
Sources
- California Civil Code 1954, CA Civil Code (leginfo.legislature.ca.gov). Checked November 3, 2026.
- Just Cause For Eviction Ordinance (JCO), LAHD, Los Angeles Housing Department (housing.lacity.gov). Checked October 30, 2026.
- California Civil Code 789.3, CA Civil Code (leginfo.legislature.ca.gov). Checked November 1, 2026.
- California Civil Code 821 and 1962, CA Civil Code (leginfo.legislature.ca.gov). Checked November 3, 2026.
- California Civil Code 1946.2, CA Civil Code (leginfo.legislature.ca.gov). Checked November 1, 2026.
About the author
Justin Borges
REALTOR® | CA DRE #01940318
Justin writes LA Metro Home Finder’s guides to 30+ communities across the San Gabriel Valley, Northeast LA, and greater Los Angeles, and has closed $200M+ in career sales with a 106% average list-to-sale ratio.
Justin has held an active California DRE salesperson license since October 2013. View Justin’s author profile.
This guide is educational and is not legal, tax, title, lending, or insurance advice. Contract forms, statutes, and lender rules change. Confirm the terms that apply to your sale with your escrow officer, title officer, lender, or a California real estate attorney.
