The California Landlord's Law Book: Evictions

TABLE OF CONTENTS

The California Landlord's Evictions Companion    1
Who This Book Is For    2
Who Should Not Use This Book    2

Chapter 1
Evictions in California: An Overview    5
The Landlord's Role in Evictions    6
Eviction Forms and Procedures    6
Proceed With Caution When Evicting a Tenant    8
How This Book Will Help You Do an Eviction    8
Evictions in Certain Rent Control and Other Cities    10
A Reason for Which You Must Evict: Drug Dealing    12
Evicting Roommates    12
Evicting a Resident Manager    13
Attorneys and Eviction Services    14

Chapter 2
Eviction for Nonpayment of Rent    17
Overview of the Process    18
Preparing the Three-Day Notice to Pay Rent or Quit    20
Serving the Three-Day Notice on the Tenant    28
After the Three-Day Notice Is Served    32
When to File Your Lawsuit    33

Chapter 3
Eviction by 30-Day or 60-Day Notice    35
Overview of the Process    37
When a Tenancy May Be Terminated With a 30-Day or 60-Day Notice    37
Impermissible Reasons to Evict With a 30- or 60-Day Notice    39
30-Day, 60-Day, and 90-Day Notices    40
Rent Control and Just Cause Eviction Ordinances    41
Should You Use a Three-Day, 30-Day, or 60-Day Notice?    47
Preparing the 30-Day or 60-Day Notice    48
Serving the Notice    48
When to File Your Lawsuit    52

Chapter 4
Eviction for Lease Violations, Property Damage, or Nuisance    55
When to Use a Three-Day Notice Eviction    56
Checklist for Uncontested Nonrent Three-Day Notice Eviction    56
Evicting a Tenant Who Is Dealing Drugs    58
The Two Types of Three-Day Notices    58
Type of Notice Used in Rent Control Communities    58
Using the Three-Day Notice to Perform Covenant or Quit    59
Using the Unconditional Three-Day Notice to Quit    62
Serving the Three-Day Notice (Either Type)     66
Accepting Rent After the Notice Is Served    67
When to File Your Lawsuit    67

Chapter 5
Eviction Without a Three-Day or Other Termination Notice    69
Lease Expiration    70
Termination by the Tenant    72
Checklist for Uncontested "No-Notice" Eviction    74

Chapter 6
Filing and Serving Your Unlawful Detainer Complaint    75
How to Use This Chapter    76
When to File Your Unlawful Detainer Complaint    76
Where to File Suit    77
Preparing the Summons    77
Preparing the Complaint    82
Preparing the Civil Case Cover Sheet    98
Getting the Complaint and Summons Ready to File    100
Filing Your Complaint and Getting Summonses Issued    100
Serving the Papers on the Defendant(s): Service of Process    101
What Next?    114

Chapter 7
Taking a Default Judgment    115
When Can You Take a Default?    116
The Two-Step Default Judgment Process    117
Getting a Default Judgment for Possession    118
Having the Marshal or Sheriff Evict    129
Getting a Money Judgment for Rent and Costs    133

Chapter 8
Contested Cases    153
What Is Involved in a Contested Eviction Case    155
Should You Hire an Attorney?    155
How to Settle a Case    156
Preparing and Filing a Stipulation for Entry of Judgment    158
The Tenant's Written Response to an Unlawful Detainer Complaint    164
The Tenant's Answer to Your Complaint    167
Responding to the Answer    172
Other Pretrial Complications    197
Preparing for Trial    199
The Trial    207
The Writ of Execution and Having the Sheriff or Marshal Evict    211
Appeals    211
Tenant's Possible "Relief From Forfeiture"    212

Chapter 9
Collecting Your Money Judgment    215
Collection Strategy     217
Using the Tenant's Security Deposit    218
Finding the Tenant    219
Locating the Tenant's Assets    221
Garnishing Wages and Bank Accounts    225
Seizing Other Property    232
If the Debtor Files a Claim of Exemption     234
Once the Judgment Is Paid Off     236

Chapter 10
When a Tenant Files for Bankruptcy    237
When a Tenant Can File for Bankruptcy    238
The Automatic Stay    238

Chapter 11
Eviction of Tenants in Rental Property
Purchased at Foreclosure    251

Appendixes
A
Rent Control Chart    253
Reading Your Rent Control Ordinance     254
Finding Municipal Codes and Rent Control Ordinances Online    255
Rent Control Rules by California City    257

B
How to Use the Interactive Forms on the Nolo Website    289
Editing RTFs    290
Using Judicial Council and Government Forms    290
Special Requirements for Motions and Declarations    291
List of Forms Available on the Nolo Website    295

C
Forms    297

Index    393