Renting: Tenants & Landlords · Notices and evictions
Eviction notices explained
In this guide
- Most California evictions start with a written notice, and the type of notice depends on the reason.
- For many tenancies over 12 months, the Tenant Protection Act requires a stated just cause.
- A notice is not a court order. Only a sheriff can remove a tenant, and only after a court judgment.
Common notice types
- 3-day notice to pay rent or quit: for unpaid rent. Saturdays, Sundays and court holidays are not counted in the three days.
- 3-day notice to perform or quit: for a lease violation the tenant can fix.
- 3-day notice to quit: for certain serious violations that can’t be fixed.
- 30-day or 60-day notice: to end a month-to-month tenancy. Generally 30 days if the tenant has lived there under a year, and 60 days if a year or more.
- 90-day notice: for many government-subsidized tenancies.
Just-cause rules
Under the Tenant Protection Act, once a tenant has lived in a covered unit for 12 months, the landlord generally needs a just cause listed in the law and must state it in the notice. “At-fault” causes include nonpayment and lease violations. “No-fault” causes include owner move-in, withdrawing the unit from the market, and substantial remodeling. For no-fault terminations, the landlord generally must provide relocation assistance equal to one month’s rent or waive the final month’s rent. Many cities have their own just-cause ordinances.
What a notice doesn’t do
A notice starts the process; it does not by itself require anyone to leave. If the tenant stays, the landlord must file a court case. Changing locks, removing belongings, or shutting off utilities to force a tenant out is illegal in California.
Common questions
Is a notice valid if it is only texted or emailed?
California law sets specific service methods for notices, such as personal delivery, or leaving a copy and mailing another. The court’s notice page explains the methods.
Official sources for this guide
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