Grounds for Evicting a Tenant in the City of Los Angeles

Los Angeles landlords need a reason to evict a tenant that is authorized by the City’s eviction laws.  This article discusses the allowable reasons for an eviction in the City of Los Angeles, under the Los Angeles Rent Stabilization Ordinance (LARSO) and the City’s “Just Cause” Ordinance (JCO).

The first step is to determine whether your property falls under LARSO or the JCO.  You can do this by visiting the ZIMAS website, which will tell you whether your property is covered by LARSO.   Type in the property address and look for the Housing tab on the left of the screen.  Scroll down to determine whether your property is subject to LARSO.

LARSO Just Cause Reasons for Eviction

If your property is covered by LARSO, here are the just cause reasons for eviction under that ordinance:

Non-Payment of Rent

Violating a Term of the Rental Agreement

Nuisance or Damage to the Property

Using the Rental Property for an Illegal Purpose

Refusal to Execute a Written Extension or Renewal Lease

Denial of Access

Person in Possession at End of Lease is Not Approved by Landlord

Owner or Family Member Use

Primary Renovation Work

Plan to Demolish or Permanently Remove the Rental from Rental Housing Use

Government Order

JCO Just Cause Reasons to Evict a Tenant in the City of LA

The JCO also requires that landlords have an allowable reason to evict a tenant in the city of LA.  It applies to most properties that are exempt from LARSO, including single family homes and condos.  To apply to a tenancy, it requires that the tenant either has lived in the same unit for at least six months or that their original lease expired, whichever comes first. 

There are other specific exceptions to the JCO including, but not limited to, transient hotels, licensed care facilities, fraternity or sorority houses, owner’s roommate, cooperatives, some non-profit facilities for the homeless or short-term treatment centers for substance abuse, and some properties owned by HACLA or the government.  The JCO can apply to buildings that are newer than October 1, 1978

 The following are considered allowable “at fault” just cause reasons to evict a tenant in Los Angeles under the JCO.

Non-Payment of Rent

Violating a Term of the Tenancy

Nuisance or Damage to Property

Using the Property for an Unlawful Purpose

Tenant Refuses to Sign a Renewal

Denial of Access

Person in Possession at End of Lease is Not Approved by Landlord

Owner or Family Member Use

Demolish or Substantial Renovation

Withdraw the Rental Permanently from Rental Housing Use

Government Order

Additional Requirement for Non-Payment of Rent Evictions

Non-payment of rent is an allowable at fault just cause reason to evict a tenant under LARSO and the JCO.  However, a new LA city law now requires that the tenant owe more than one month of fair market rent before the landlord can proceed with an eviction.  LAMC 165.03(A).  Accordingly, landlords should ensure they are charging at least the Fair Market Rent level to meet this requirement of the eviction laws. 

Relocation Expenses

Relocation expenses must be paid for any eviction that is not the tenant’s fault (i.e., Owner Move In, Substantial Renovation, Government Order, etc.) Please visit the Los Angeles Housing Department’s website for information on the required amounts landlords must pay tenants for no fault evictions.  The amount varies depending on the size of the unit and whether the tenant is elderly or disabled.   

Please contact Lynx Legal with any questions regarding the above, and for all your eviction needs.  We can be reached at 888-441-2355 or info@lynxlegal.com.  Our experienced staff is standing by to take your order or answer any inquiries you may have.