Just Cause Eviction: Costa Mesa vs Mission Viejo
How do just cause eviction rules compare between Costa Mesa, CA and Mission Viejo, CA?
Mission Viejo has fewer restrictions than Costa Mesa.
Costa Mesa, CA
Orange County
Costa Mesa adopted its own Just Cause Residential Tenant Protections Urgency Ordinance on November 7, 2023, which prohibits landlords from terminating tenancies without a valid just cause reason. No-fault evictions require 60 days notice and relocation assistance equal to one month of HUD Fair Market Rent.
View full Costa Mesa rules →Mission Viejo, CA
Orange County
Mission Viejo follows California's just cause eviction protections under AB 1482. After 12 months of occupancy, tenants in qualifying properties can only be evicted for at-fault reasons (nonpayment, lease violation) or no-fault reasons (owner move-in, demolition) with relocation assistance.
View full Mission Viejo rules →Key Facts Comparison
| Fact | Costa Mesa | Mission Viejo |
|---|---|---|
| Ordinance Adopted | November 7, 2023 | - |
| No-Fault Notice | 60 days required | - |
| Relocation Assistance | 1 month HUD Fair Market Rent | - |
| At-Fault Examples | Nonpayment, lease violations, nuisance | - |
| Tenant Protections | costamesaca.gov/trending/tenant-protections | - |
| Just Cause Required | - | After 12 months occupancy |
| No-Fault Relocation | - | One month rent |
| SFH Exempt | - | Yes, with written notice |
| Nonpayment Notice | - | 3-day pay or quit |
| Governing Law | - | CA Civil Code 1946.2 |
Highlighted rows indicate differences between cities.
Costa Mesa FAQ
What is Costa Mesa's just cause eviction ordinance?
Adopted November 7, 2023, the ordinance prohibits landlords from terminating tenancies without a valid just cause reason stated in the eviction notice. It distinguishes between at-fault evictions (like nonpayment) and no-fault evictions (like owner move-in).
Do Costa Mesa landlords have to pay relocation assistance?
Yes, for no-fault evictions. Landlords must pay relocation assistance equal to one month of Fair Market Rent as determined annually by HUD. This applies to evictions for owner move-in, Ellis Act withdrawal, and substantial rehabilitation.
How much notice must a Costa Mesa landlord give for a no-fault eviction?
Costa Mesa requires a 60-day notice period for no-fault evictions. The notice must state the specific just cause reason for terminating the tenancy.
Mission Viejo FAQ
When does just cause eviction apply in Mission Viejo?
After a tenant has occupied a qualifying unit for 12 months or more. Properties exempt from AB 1482 (single-family homes with proper notice, new construction under 15 years, owner-occupied duplexes) are not subject to just cause requirements.
What relocation assistance is required for no-fault evictions?
Landlords must either pay one month's rent as relocation assistance or waive the tenant's final month of rent. This applies to no-fault causes like owner move-in, demolition, or substantial rehabilitation.
Can a landlord change locks to evict a tenant?
No. Self-help evictions are illegal under California Civil Code 789.3. Only a court order through unlawful detainer proceedings can legally remove a tenant. Violations can result in actual and punitive damages.
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