The promise of real estate investment is control over your assets and the ability to pivot your strategy when market needs change. That promise feels broken when you realize the law restricts your ability to reclaim your own property. If you are a landlord who needs to terminate a tenancy to sell, renovate, or relocate a family member, this reality can become a significant source of frustration and financial risk.
At Sinai Law Firm, we understand your desire for rapid resolution and control over your investment. As a seasoned attorney with over a decade of experience in real estate law, Avi Sinai provides dedicated advocacy to navigate California’s complex regulations, helping to ensure you achieve personalized and practical solutions.
Does a Landlord Have to Give a Reason for Eviction in California?
In a world where laws are constantly changing, the once simple answer to this question, especially for month-to-month tenancies, has become highly complex. The central question, Can a landlord evict you for no reason, is now almost universally answered “no” for California properties. The era of no-fault termination for most stabilized long-term tenancies is effectively over due to the landmark Tenant Protection Act of 2019, also known as AB 1482. This act fundamentally changed the standard for residential tenancies across the state by requiring landlords to provide a legal reason.
Understanding California’s Statewide “Just Cause” Requirement
California’s Tenant Protection Act of 2019 requires that, once a tenant has lawfully occupied a property for 12 consecutive months, the landlord must have a just cause (a legal reason) to terminate the tenancy. Just cause falls into two main categories and applies even if the lease term has expired, and you converted the tenancy to a month-to-month arrangement. So, does a landlord have to give a reason for eviction? Yes.
At-Fault Just Cause: The Tenant Violated the Lease or Law
These are reasons that directly result from the tenant’s failure to adhere to the lease or state law, which may allow you to terminate the tenancy with an unconditional 3-Day Notice to Quit. Examples include:
- Failure to pay rent,
- Violation of a material lease term,
- Committing a nuisance or waste, and
- Engaging in criminal activity on the premises.
These tenant-based violations provide the strongest legal basis for immediate termination because the fault lies entirely with the tenant’s actions.
No-Fault Just Cause: The Landlord Needs the Property Back
No fault means that the reasons for reclaiming the property are not the tenant’s fault. You have made a business or personal decision to reclaim the property, which requires a significantly longer notice period of 60 days and triggers a legal obligation for the landlord to provide the tenant with relocation assistance equivalent to one month’s rent, which you must pay directly to the tenant.
When Can a Landlord Evict You for No Reason, and When Are Properties Exempt?
The exceptions to the just cause rule are crucial because they dictate which landlords still maintain the legal flexibility to end a tenancy without providing a statutory reason. If your property meets one of the statutory exemptions, you may be able to terminate a month-to-month lease with a standard 30- or 60-day notice.
A landlord may still be able to ask a tenant to vacate for no reason if the property is:
- New construction. Any dwelling unit that has been issued a certificate of occupancy within the last 15 years is exempt from the just cause requirement.
- Single-family homes and condos. Single-family homes, condominiums, and other non-corporate-owned properties are exempt, provided you gave the tenant specific written notice stating the property is exempt at the start of the tenancy, and the owner is not a corporation, LLC, or trust.
- Owner-occupied units. Housing where the owner lives in the property (such as a duplex where the owner lives in one unit) is often exempt.
It is absolutely vital to verify that your property is truly exempt. Many landlords mistakenly believe they qualify for an exception, only to find their eviction attempts denied because they failed to provide the required statutory notice to the tenant at the beginning of the lease.
Local Ordinances and the Stricter Reality
The complexity of the law increases exponentially if your property is located in a city with its own rent control or cause ordinance, such as Los Angeles, Santa Monica, or San Francisco.
Local rent control laws are generally more restrictive than the state law and often supersede the Tenant Protection Act. In these areas, evicting a tenant for any reason, even an owner move-in, is subject to stricter local rules regarding:
- Relocation fees—local fees are often higher than the state-mandated one month’s rent; and
- Applicability—local ordinances may apply to properties that are otherwise exempt under state law.
Therefore, before initiating any action based on the premise that you can evict a tenant for no reason, a detailed analysis of your specific property location and history is mandatory to avoid costly and time-consuming legal missteps.
Sinai Law Firm: Dedicated Advocacy for Real Estate Investors
At Sinai Law Firm, we have spent over 10 years focusing on real estate law and helping clients achieve financial success. We prioritize direct client interaction, providing tailored and practical solutions that safeguard assets and optimize cash flow.
Avi believes clients should see a positive return on their legal investment. When we resolve legal issues, it should also enhance the value of your real estate by creating a stable, compliant environment. Additionally, he has authored numerous articles on landlord-tenant law and commercial real estate for various national and local publications, reflecting my commitment to thought leadership in this field.
Protect Your Asset. Schedule Your Consultation Today.
If you are considering ending a tenancy, you must ensure that your action is legally compliant before issuing the first notice. Contact Sinai Law Firm today to schedule a confidential consultation. We will audit your property’s status and execute a precise, efficient strategy to help you regain control over your real estate investment.
