To evict a tenant in a rent-stabilized or Just Cause–covered Los Angeles unit, landlords must file a copy of the termination notice with the Los Angeles Housing Department (LAHD) within 3 business days of serving the tenant. Most landlords file online through the LAHD Eviction Filing System using a free Angeleno Account. Landlords who can't file online must mail a completed LAHD Eviction Notice Filing Cover Sheet along with a copy of the notice. Skipping this step can give the tenant grounds to raise it as a defense in the unlawful detainer case.
Key Takeaways
- 3-business-day deadline: File with LAHD within 3 business days of serving the tenant, per LA Municipal Code §§151.09.C.9 and 165.05.B.5.
- Applies to RSO/JCO units: The filing requirement covers units under the Rent Stabilization Ordinance and the Just Cause Ordinance.
- Two ways to file: Upload online through an Angeleno Account, or mail a Cover Sheet and notice copy if you can't upload.
- No-fault is different: No-fault terminations (owner move-in, Ellis Act, etc.) require a separate Declaration of Intent to Evict filing, in addition to uploading the notice once it's processed.
- Consequence of skipping it: A tenant can raise the missing LAHD filing as an affirmative defense in the unlawful detainer.
This guide walks through exactly when and how to file, using LAHD's own portal and forms.
Why You Have to File the Notice with LAHD
If a rental unit is covered by the Rent Stabilization Ordinance (RSO) or the Just Cause Ordinance (JCO), city law requires a copy of any notice to terminate tenancy to be filed with LAHD. This is separate and in addition to serving the notice on your tenant — LAHD's review is administrative, not a determination that the notice is valid, and it isn't the same as filing your unlawful detainer complaint with the Superior Court.
Common at-fault reasons that trigger this filing requirement include nonpayment of rent, lease violations, property damage, nuisance or disturbing the peace, refusal to renew a comparable lease, denying lawful access, unapproved subtenants, and criminal activity.
The 3-Business-Day Deadline
The clock starts the day the notice is served on the tenant, not the day it's signed or dated. You have 3 business days from service to get the notice filed with LAHD — either uploaded online or postmarked by mail. Missing this window doesn't stop your eviction outright, but it gives the tenant an opening to argue it as a defense once the case reaches court, which can add delay you don't want.
How to Upload an Eviction Notice with LAHD Online
Most landlords file this way. Here's the process:
- Create or log into a free Angeleno Account. You'll need one to use LAHD's filing portal. Register for an Angeleno Account here if you don't already have one.
- Go to the LAHD Eviction Filing System (EFS). Click here to upload a Notice to Terminate Tenancy.
- Select the notice type and service date — 3-Day, 30-Day, 60-Day, 90-Day, or other applicable notice — and enter the date it was served on the tenant.
- Select the reason for eviction from the list provided.
- Upload the document — a scanned or photographed copy of the notice you served.
- LAHD's system timestamps the filing in Pacific time, which becomes your record that the notice was filed on time.
For the full walkthrough with screenshots, LAHD publishes an official step-by-step instruction guide (PDF). The portal works in Chrome, Firefox, Safari, and Edge.
If You Can't Upload Online: Mailing Instructions
If you're unable to file through the online portal, you can mail it instead. You'll need:
- A completed LAHD Eviction Notice Filing Cover Sheet (PDF) — this is required any time you file by mail.
- A copy of the eviction notice you served.
Mail both to:
LAHD Eviction Filing Section
PO Box 17850
Los Angeles, CA 90057
If one notice lists multiple tenants on the same unit, only one copy needs to be filed — list just one tenant's name on the Cover Sheet.
No-Fault Evictions Work Differently
If you're terminating a tenancy for a no-fault reason — owner move-in, resident manager occupancy, a government order, demolition, or removing the unit from the rental market — you don't start with the notice-upload process above. No-fault terminations require a Declaration of Intent to Evict filed with LAHD first, along with the applicable fees and any required relocation assistance to the tenant. Declaration of Intent to Evict forms and submission info are on LAHD's site. Once LAHD processes that declaration, you then upload the No-Fault Notice to Terminate Tenancy through the same EFS portal.
What Happens If You Don't File With LAHD
A tenant can raise the missing LAHD filing as an affirmative defense in an unlawful detainer case. That means an otherwise valid eviction can get contested — or delayed — over a paperwork step that only takes a few minutes to complete correctly. Filing on time, and keeping proof that you did, protects your case from this kind of unnecessary setback.
How to Check If a Notice Was Already Filed
If you're not sure whether a notice was filed — for example, taking over management of a property mid-case — LAHD provides a public lookup tool to check filed notices, and a records request process if you need a copy of what was filed.
Frequently Asked Questions
How soon do I have to file an eviction notice with LAHD?
Within 3 business days of serving the notice on your tenant, per Los Angeles Municipal Code §§151.09.C.9 and 165.05.B.5. The clock starts on the date of service, not the date the notice was signed.
Do I file the eviction notice with LAHD or with the court?
Both, but they're separate steps. Filing with LAHD is a city administrative requirement for RSO/JCO-covered units. Filing the unlawful detainer complaint with LA County Superior Court is the separate legal process that actually moves your eviction case forward.
What if I don't have an Angeleno Account?
You can register for one for free directly through LAHD's site before you upload your notice. If you'd rather not create an account or can't upload online, you can mail a completed Cover Sheet with a copy of the notice instead.
Does every eviction notice need to be filed with LAHD?
Notices to terminate tenancy for units covered by the RSO or JCO need to be filed. If you're unsure whether your unit is covered, LAHD's RSO coverage page can confirm it.
What happens if I forget to file the notice with LAHD?
Your tenant can raise the missed filing as a defense in the unlawful detainer case, which can slow down or complicate an otherwise straightforward eviction.