Landlord/Tenant Law

For Public Librarians  

Janine  Liebert  
Librarian,  Programs  &  Partnerships  
LA  Law  Library  
[email protected]  
Thursday,  March  21,  2013    
12  Noon  
 
Ronne&e  Ramos    
Managing  A&orney  
Legal  Aid  Founda5on  of  Los  Angeles  
Rramos@lafla.org  
 
 
 
 Agenda
•  Provide  a  general  overview  of  landlord  -­‐  tenant  
law  ma&ers  and  the  evic5on  process  
•  Become  familiar  with  key  terminology  in  landlord  -­‐  
tenant  law  ma&ers  
•  Tour  the  California  Court’s  self-­‐help  center’s  
sec5ons  on  evic5ons  and  housing  
•  Learn  about  addi5onal  print  and  online  resources  
addressing  landlord  –  tenant  issues  
 Landlord-Tenant Overview
•  Rights and responsibilities of CA tenants and
landlords
•  What is a UD?
•  CA Laws
•  Eviction Process
•  Timeline
•  Types of Notices
•  Pleadings and Responses
•  Most Commonly used UD Defenses
•  Foreclosure
•  Security Deposits
 Tenant’s Legal Rights and
Responsibilities
• Pay Rent
• Take reasonable care of the rental unit
• Repairs
• Limits on the Landlord’s right of entry
• Security deposit limits
• Time to return security deposit
• Itemized accounting
 Tenant’s Legal Rights and
Responsibilities

•  Repair and deduct

•  Withhold rents
•  Sue for damages
•  Right to warranty of habitability
•  Protection against retaliatory eviction
 Refund of Security Deposits
•  Allowable deductions:
•  Unpaid rent
•  Cleaning the rental unit when tenant moves out
•  Repair of damages other than normal wear and tear
•  If the lease allows for cost of restoring or replacing
personal property (such as keys or furniture)
•  21 calendar days or less after tenant moves out
•  Send tenant a full refund of security deposit OR
•  Mail or personally deliver an itemized statement
•  If Landlord does not provide refund
•  Tenant can call or request a refund
•  Tenant can sue in small claims court
 Landlord’s Responsibilities
• Implied covenant of quiet enjoyment

• Landlord must make the unit fit to live

in, or habitable

• Landlord must repair problems that

make the rental unit unfit to live in or
uninhabitable
  What is an Unlawful Detainer?
• Statutory procedure defined under
California Code of Civil Procedure
§1161-1179a

• Lawsuit that a landlord must file and

win before he or she can evict a
tenant

• Also called an eviction lawsuit

 Rent Control
•   Protections:
•  Rent increases are limited on a yearly basis
•  Greater Tenant Protections

•  Cities with Rent Control

Berkeley Beverly Hills East Palo Alto
Glendale Hayward Maywood
Los Angeles Oakland Palm Springs
Richmond Ridgecrest San Diego
San Francisco Santa Monica Thousand Oaks
West Hollywood
 Who are the Parties
Involved in an Unlawful
Detainer?
Plaintiffs in Unlawful Detainers
Management    
Corporation  
Companies  

Plaintiff  

Non-­‐
Tenants  
Profits  

Landlord  
Defendants in Unlawful Detainers

Foreclosed   Managers/  
Landlords     Employees  

Defendant  

Hotel   Sub-­‐
Lodgers   tenants  

Tenants    
 THE  UNLAWFUL  DETAINER  (EVICTION)  PROCESS
3/30/60/90/120-­‐DAY  NOTICE

SUMMONS  AND  COMPLAINT

5 days

ANSWER
About 1 week

TRIAL  NOTICE
About 1-2 weeks

COURT

SETTLE TRIAL DISMISSAL

I HAVE NO GOOD LEGAL I HAVE GOOD LEGAL TENANT STAYS
DEFENSES DEFENSES & PAYS RENT
I WANT TO MOVE I WANT TO STAY IN MY HOME
I HAVE NO $$ TO PAY BACK- I HAVE THE $$ TO PAY BACK-
RENT RENT

TECHNICAL DEFENSE HABITABILITY DEFENSE

WIN LOSE LOSE WIN

PAY RENT In  5  to  14  days  you  will  receive  a   PAY REDUCED BACK
5-­‐DAY  NOTICE  TO  VACATE RENT

SHERIFF  LOCK-­‐OUT
Notices to Terminate a Tenancy

No Cause / Fault Notices For Cause Evictions

•  30/60/90-day notice to •  Three-day notice to pay rent
vacate or quit
•  Non-rent control properties •  Three day notice to cure or
quit
•  90-day notice •  Three-day notice to quit
•  Government subsidized
housing
Step  1:  Eviction  
Notice  Stage  

Notice  must  be  

WRITTEN  

STRICT  COMPLIANCE  
with  CCP  1161  notice  
requirements  

Time  for  compliance  

begins  to  run  the  day  
after  notice  is  served  
 Three-Day Notice to Pay Rent
or Quit
•  For when tenant is behind on
the rent

•  Three days begins on the first

day after service of the notice

•  If the third day falls on a

Saturday, Sunday or legal
holiday – the three-day period
will not expire until the
following Monday or non-
holiday
 Three-Day Notice to Cure or Quit

•  For when tenant is

violating terms of the
lease or rental agreement,
other than nonpayment of
rent, and the problem can
be fixed

•  Must specify violation

•  Written lease agreement

must exist
 Three-Day Notice to Quit
•  For when tenant is
violating terms of the
lease or rental
agreement, other than
nonpayment of rent, and
the problem cannot be
fixed:
•  committing “waste”
•  creating a nuisance on
the premises
•  Illegal use
 Tenant Defenses for Defective
Notice
Pay or Quit Notice: Perform or Quit Notice:
•  Rent is not due •  Fails to state how to cure
•  Includes late fees alleged violation
•  Demands more rent than •  No written lease
tenant owes •  Not in the alternative and
•  Fails to state specific breach is “curable”
information pursuant to
C.C.P. §1161(2) Applies to all:
•  Fails to state amount due •  Does not declare a forfeiture
of the lease
•  Defective service of notice
 
 Service of Notice

• Notice may be served upon the

Tenant in one of three ways:
•  Personally
•  Leaving a copy with a person of
suitable age and sending a copy by
mail
•  Nail and mail
Step  2:  The  
Unlawful  
Detainer    
The  court  eviction  
process  begins  by  
>iling  a  summons  and  
complaint    

Named  Defendant(s)  
must  be  served  a  copy  
of  the  summons  and  
complaint  

The  Court  will  mail  out  

a  Notice  stating  that  
UD  lawsuit  has  been  
>iled  
The  Complaint:  

States landlord’s
basis for the eviction

Eviction  Notice  must  

be  attached  to  the  
complaint,  C.C.P.  §  
1166  

Attorneys  can  use  

their  own  pleadings    
 Common Defective Complaint
Defenses

•  Notice not attached

•  Lease not attached:

•  Cases not based on failure to pay rent.

•  Tenant named but incorrect address

•  Improper Plaintiff:
•  Plaintiff must have some right of possession
to the property either as the owner or agent
of the owner
How to Respond to an
Unlawful Detainer
Complaint
 Responsive Pleadings

•  Answer
•  General denial or deny each allegation in the complaint
•  Technical and factual defenses
•  If in doubt, raise the defense, otherwise it is waived

•  Pre-Judgment Claim of Right to Possession

•  If tenant is in possession and not named on complaint

•  Demurrer
•  Plaintiff failed to state a cause of action
•  Complaint is unclear

•  Motion to Quash Service of the Summons

•  Improper service of the summons and complaint
 Step  3:  Filing  a  
Response  

5  DAYS  to  file  an  answer  

Fail  to  file  an  answer,  a  

default  judgment  will  be  
entered  and  tenant  will  
have  to  vacate  

Answering  defendant  
must  claim  defense(s)  to  
complaint’s  allega5ons        
 
 Timeline for Trial
Con5nue  
Discovery    

Request  to  Set  

Service  of   Date  of  Trial    
Case  for  Trial  
Complaint  

5  days   1  or  2  weeks    1  week   2  weeks  

File  Responsive   Start  Discovery  

No5ce  of  Trial  
Pleadings       (file  jury  demand  &  post  fees)    
 Pre-Trial Considerations
•  Jury Trial Demand:
•  Must be filed within 5 days of the Notice of Trial date (C.C.P.
§ 631(d)(4))
•  Jury Fees: $150 at least 5 days before trial

•  Motion for Summary Judgment (C.C.P. § 437c):

•  No triable issue of material fact
•  Defendant must show Plaintiff does not have a cause of
action
•  Filed upon 5 days notice (C.C.P. § 1170.7) and opposition
may be filed 1 day before or on hearing day.

•  Trial Date:
•  Request to Set Case for Trial

•  Discovery:
•  See Next Slide
 Discovery and Unlawful Detainers
Civil Discovery Act C.C.P. § 2016 et seq.

Types  of  Discovery:   Time  Limitations:  

•  Written  Interrogatories   •  Discovery  completed  5  days  

•  Form  (UD-­‐106)   before  the  date  of  Trial  
•  Special  Interrogatories  
•  Responses  due  w/in  5  days  for  
personal  service,  10  days  for  
•  Demand  for  Production  of    
mailing  
           Documents  
•  Motions  to  Compel  may  be  >iled  
•  Request  for  Admissions   at  any  time  upon  5  days  notice  

•  Depositions  
•  Scheduled  w/in  5  days  of  
the  Notice  but  no  later  
than  5  days  before  Trial  
Commonly Used Tenant Defenses

•  Waiver of Notice to Quit

•  Generally: Affirmative defense if landlord accepts
rent to cover a period of time after the termination
date stated in the notice
•  Estoppel
•  Generally: Tenant must have relied on the landlord’s
conduct and was injured by it
•  Breach of the Warranty of Habitability
•  What is a breach?
•  Proof of a substantial breach
•  Retaliatory Eviction
•  Discrimination
 After the Court’s Ruling
•  If tenant wins
•  Tenant will not have to move and pay back
rent
•  Landlord may be ordered to pay court
costs

•  If landlord wins
•  Court issues Writ of Possession
•  Service of Writ and posting of 5 day Notice
to Vacate
•  Sheriff will remove all occupants
 Default Judgment if Tenant Fails to
File Answer within Five Days
•  Default judgment entered in favor of landlord
•  Writ of possession
•  Service of writ and posting of five day Notice to
Vacate
•  To request additional time, tenant must file
Stay of Execution with the court
•  Sheriff will remove all occupants
•  Setting aside default judgment requires proof of
mistake, inadvertence, excusable neglect
 Abandoned Personal Property Left
in a Rental Unit

•  California law has specific steps to follow to get

possessions returned
•  Civil code § 1951.3
•  Identify and value the property left behind
•  Send possible owners notice
•  If tenant does not respond to Notice
•  Property worth less than $750 = Landlord
•  Property worth more than $750 = auction
•  Notice of Right to Reclaim Personal Property
 Protecting Tenants at Foreclosure
Act
•  Applies to all residential properties foreclosed after
5/20/2009
•  Does not preempt local and state laws that offer
additional protections
•  90-Day Notice required unless lease term not yet
expired
•  Must be “bona fide” tenant.
•  Section 8 Tenants: new owner subject to lease and
contract with PHA
Online Resources for
Locating Information,
Forms and Referrals
California Courts – Online Self-Help
Center
http://www.courts.ca.gov/
California Courts – Online Self-Help Center
http://www.courts.ca.gov/selfhelp.htm

•  For  each  case  type,  provides  basic  

information  about  applicable  law  
 
•  Outlines  steps  in  court  process  
 
•  Forms  presented  within  
informational  context  
 
•  Instructions  for  completing  each  
form  
 
 
 
 
 
 “Getting Started”
California Courts Online Self-Help Center
http://www.courts.ca.gov/1002.htm
 “Eviction and Housing”
California Courts Online Self-Help Center
http://www.courts.ca.gov/selfhelp-housing.htm
Foreclosures - http://www.courts.ca.gov/1048.htm  
Security Deposits – Demand Letter  
 
http://www.courts.ca.gov/1230.htm
 Landlord-­‐Tenant    Legal  Guides  
Dept.  of  Consumer  Affairs  Website  
http://www.dca.ca.gov/publications/legal_guides/index.shtml  

 
California  Tenants  –  A  Guide  to  Residential  Tenants’  and  
 
Landlords’  Rights  and  Responsibilities  
 
How  to  Get  Possessions  Back  You  Have  Left  in  a  Rental  Unit  
 
Options  for  a  Landlord:  When  a  Tenant’s  Personal  Property  Has  
Been  Left  in  the  Rental  Unit  
 
Landlords  and  Tenants  Responsibilities  
For  Habitability  and  Repairs  
 
Rent  Increases:  Basic  Information  for  Tenants  
 
Online Resources – California State Bar
http://www.calbar.ca.gov/Public/LegalInformation/AboutFamily.aspx
Law HelpCA.org
www.lawhelpca.org
LawHelpCA.org – Housing
www.lawhelpca.org
Locating Self-Help Centers in
California  
California  Courts’  
Self-­‐Help  Centers  and  Family  Law  
Facilitators  Reference  Guide  
 
http://courts.ca.gov/documents/
Public_Locations_Directory_4-­‐9-­‐12.pd
f    
 
Downloadable  brochure  provides  
locations  for  family  law  facilitators  and  
self-­‐help  centers  located  in  every  county  
in  California  
 

JL  
 Locating Law Libraries in CA
Council of California County Law Librarians
http://www.publiclawlibrary.org

JL  
 Nolo  Books  –  Legal  Information  
Reference  Center  (EBSCO  Host)  
California consortium hosts full access (remotely) by
county
•  Example: LA Law Library
h&p://www.lalawlibrary.org/research/onsite/
default.aspx  
Login: CA / LA
Nolo  Books  –  Legal  Information  
Reference  Center  (EBSCO  Host)  
 Thank You!

Janine Liebert
Librarian, Programs & Partnerships
LA Law Library
[email protected]
 
 
Ronnette Ramos
 
Managing Attorney
Legal Aid Foundation of Los Angeles
[email protected]
 
 
 Infopeople webinars are supported by the U.S. Institute of Museum and
Library Services under the provisions of the Library Services and Technology
Act, administered in California by the State Librarian. This material is licensed
under a Creative Commons 3.0 Share & Share-Alike license. Use of this
material should credit the author and funding source.