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Be sure to describe the type of property and what rent control jurisdiction your property is subject to.
Questions on existing cases
Email questions on existing cases to us and include the property address.
Phone 800 77-EVICT (38428)
Email dennis@evict123.com
Fax 323 938-6069
Unlawful Detainer Jury Trials
Generally
Unlawful Detainer trials tend to be rather routine hearings. If this is a morning trial, you will rarely be there into the noon hour. It is imperative that you arrive at the proper time. Your attorney will go over the questions that will be asked of you and this can only be done if you are timely. In addition, be sure to bring those witnesses and documents that were requested by our office or that pertain to this case.
Settlements
The Judges encourage settlements in every case. It is for this reason you might see your attorney talking with your tenant prior to the trial. Any settlement would only be done pursuant to a Stipulated Judgment, which has the same effect as a court judgment. Usually the attorney is attempting to get the defendant to agree to move by way of this Judgment. You have the prerogative to accept these terms or have your case heard by the Judge. Usually a settlement is in your best interests, but it is your decision.
Key Timelines
One week
Generally takes one week for the writ of possession to be completed.
5 days
The Sheriff posts a “5 DAY NOTICE TO VACATE” on the door.
30 to 60 days
Generally the lockout occurs 30 to 60 days from the date of trial.
21 days
Security deposit accounting must be sent within 21 days of the tenant vacating.
What Happens After the Trial
If we are successful, a court order (writ of possession) must be obtained. This order is delivered to the clerk but it generally takes one week for this order to be completed. After it is issued, it is brought to the Sheriff's office. The Sheriff must process it and then post a “5 DAY NOTICE TO VACATE” on the door. Sometime after the 5 day period expires, the Sheriff will call our office to set up a lockout date. We will immediately call you to inform you as you will have to meet the Sheriff with a locksmith and change the locks. If there is personal property left behind, you will have to itemize that property. We do have a locksmith service that can meet the Sheriff as your agent, change the locks and do a personal property inventory. You will receive a information on this service when the eviction is near. Generally the lockout occurs 30 to 60 days from the date of trial.
What Happens to the Tenant's Belongings
If the tenant leaves personal property after he vacates, you may immediately move it out of the unit and put it in a locked storage facility. The tenant must have access to retrieve his belongings. You cannot withhold it for the payment of past rent. If the tenant does not appear to be getting his belongings, please call our office and we will send you a notice to have his belongings declared abandoned.
Bring to your trial
Arrive at the proper time — your attorney reviews your questions beforehand.
Witnesses requested by our office or that pertain to this case.
Documents requested by our office or that pertain to this case.
Foreclosure Evictions
California foreclosure evictions require expert knowledge by an experienced foreclosure eviction attorney
A foreclosure sale does not automatically end the tenancy or permit eviction of a tenant protected by California’s statewide Tenant Protection Act (AB 1482). The purchaser/new owner must comply with applicable tenant-protection laws—including just-cause eviction rules, notice requirements, relocation assistance, and any stronger local ordinance.
California Civil Code § 2924n expressly says that a person who becomes the legal owner after a trustee’s deed is recorded must still comply with laws governing tenant eviction or displacement, including just-cause requirements.