How to Evict a Tenant in Los Angeles in 2026: Complete Landlord Guide

Evicting a tenant in Los Angeles is one of the most procedure-heavy legal processes a landlord will face — and a single mistake on a notice or court form can get your case dismissed and cost you months. This guide walks through the exact 2026 process, step by step, including the recent AB 2347 change that gives tenants more time to respond. If you'd rather not navigate the paperwork alone, affordable eviction document preparation in Los Angeles is available from $250.

What Is an Unlawful Detainer in Los Angeles?

In California, an eviction lawsuit is called an unlawful detainer. It's a special, expedited court process under Code of Civil Procedure sections 1161–1179a that lets a landlord legally remove a tenant and regain possession of a rental property. Unlike an ordinary lawsuit that can drag on for a year, unlawful detainer cases get scheduling priority in the courts.

You cannot legally force a tenant out yourself — no changing locks, shutting off utilities, or removing belongings. Doing so is an illegal "self-help" eviction that exposes you to serious liability. The unlawful detainer process is the only lawful way to evict a tenant in Los Angeles.

How to Evict a Tenant in Los Angeles: 7 Steps

Here is the complete Los Angeles eviction process for 2026, in order.

1. Confirm You Have Just Cause

   Most Los Angeles rentals are covered by the LA Rent Stabilization Ordinance (RSO) or the statewide Tenant Protection Act (AB 1482), both of which require just cause to evict. Just cause includes nonpayment of rent, lease violations, nuisance, or specific no-fault reasons. No-fault evictions in RSO units require relocation assistance payments ranging from roughly $10,650 to $26,550.

2. Serve the Correct Written Notice

   For nonpayment of rent — the most common reason — you serve a 3-Day Notice to Pay Rent or Quit. For lease violations you may serve a 3-Day Notice to Cure or Quit; for no-fault terminations, a 30-, 60-, or 90-day notice depending on tenancy length. The notice must satisfy both CCP § 1161 and Los Angeles city ordinance rules, and it must be served properly.

3. Wait for the Notice Period to Expire

   If the tenant pays the full rent within the 3-day window, the eviction stops — this is the tenant's "right to cure." If the notice period expires and the tenant neither pays nor moves out, you may proceed to court. Count the days carefully; miscounting is a common reason cases get thrown out.

4. File the Unlawful Detainer Complaint

   File your unlawful detainer complaint in Los Angeles County Superior Court — the largest court system in the United States. The filing fee is $240 to $435 depending on the amount of rent claimed. Your case is assigned to a courthouse based on the property's location.

5. Serve the Summons and Complaint

   The tenant must be personally served with the summons and complaint, typically by a registered process server ($100–$300). Under AB 2347, effective January 1, 2025, the tenant now has 10 court days (excluding weekends and court holidays) to respond — double the old 5-day deadline. The clock starts the day after service.

6. Get Your Judgment (Default or Trial)

   If the tenant doesn't respond within 10 court days, you can request a default judgment. If they file an Answer, either side can request a trial, which the court must set within 20 days — though LA County backlogs often push this to 30–60 days. Winning gives you a Judgment for possession.

7. Request the Writ of Possession and Sheriff Lockout

   After judgment, request a Writ of Possession from the court clerk (about $40). The LA County Sheriff posts a 5-day Notice to Vacate, then schedules the lockout — typically 7 to 15 days later given LA's volume. The Sheriff physically removes the tenant if they haven't left, and you regain possession.

How Much Does It Cost to Evict a Tenant in Los Angeles?

Here's a realistic 2026 cost breakdown for an unlawful detainer in Los Angeles:

Using a legal document assistant in Los Angeles for the paperwork — rather than a full-service attorney — is how most self-represented landlords keep costs down while still getting court-ready documents. Los Angeles Paralegals prepares complete eviction packages from $250 plus filing fees, compared to $1,000 or more for an attorney.

How Long Does a Los Angeles Eviction Take?

An uncontested eviction in Los Angeles typically takes 4 to 6 weeks from serving the notice to the Sheriff lockout. A contested eviction takes longer — the AB 2347 10-court-day response window, motion practice, and LA County Superior Court backlogs (trial dates 30–60 days out, sometimes more) all extend the timeline. Filing everything correctly the first time is the single biggest factor in keeping it fast.

What Documents Do You Need to Evict a Tenant in LA?

• The correct notice (3-Day Notice to Pay Rent or Quit, or applicable alternative)
• Proof of service of the notice
• Unlawful Detainer Complaint (form UD-100)
• Summons (form SUM-130)
• Civil Case Cover Sheet
• Proof of service of the summons and complaint
• Request for Entry of Default (if the tenant doesn't respond)
• Judgment and Writ of Possession

Every form must be filled out precisely and filed in the right sequence. Los Angeles Paralegals prepares all of these unlawful detainer forms for LA County landlords, serves them through a registered process server, and provides weekly case updates.