Los Angeles, CA Rental Property Rules: No-Fault Evictions (2026)
Key Facts
- Code
- LAMC §151.30
- Owner move-in
- LAMC §151.30(B)
- Ellis Act
- Cal. Gov. Code §7060
- Owner-occupancy minimum
- Two continuous years
- Filed with
- LAHD before notice
Summary
Under LAMC §151.30 Just Cause, a landlord may end a tenancy without tenant fault only for owner move-in, Ellis Act withdrawal, demolition or permanent removal, substantial remodel, or government order. Each path requires notices and relocation pay.
1946.2. (a) Notwithstanding any other law, after a tenant has continuously and lawfully occupied a residential real property for 12 months, the owner of the residential real property shall not terminate a tenancy without just cause, which shall be stated in the written notice to terminate tenancy. If any additional adult tenants are added to the lease before an existing tenant has continuously and lawfully occupied the residential real property for 24 months, then this subdivision shall only apply if either of the following are satisfied: (1) All of the tenants have continuously and lawfully occupied the residential real property for 12 months or more. (2) One or more tenants have continuously and lawfully occupied the residential real property for 24 months or more.
Full Breakdown
LAMC §151.30 codifies citywide Just Cause protection covering both RSO units and most non-RSO rentals after one year of occupancy. The five permitted no-fault grounds are: owner or qualifying-relative move-in (§151.30(B)), Ellis Act withdrawal under Cal. Gov. Code §7060, demolition or permanent removal from rental use, substantial remodel requiring tenants to vacate at least 30 days, and compliance with a government or court order. Each path requires advance written notice, a Declaration of Intent filed with LAHD, and payment of statutory relocation assistance before the move-out date. Owner move-in further requires the owner or relative to occupy as a primary residence for at least two continuous years.
Violations & Fines
Filing a sham no-fault notice exposes the landlord to wrongful-eviction damages of three times actual harm, plus attorney fees and LAHD penalties of up to $20,000 per violation.
Frequently Asked Questions
Are single-family homes covered by Just Cause?
Can the landlord skip relocation if the tenant volunteers to leave?
Sources & Official References
Other rules in Los Angeles
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No-Fault Evictions in Nearby Cities
How other cities in Los Angeles County handle no-fault evictions.