California Tenan'Ts-Landlord-Tenant Rights and Responsibilities

CALIFORNIATENANTS
AGUIDETORESIDENTIALTENANTSAND
LANDLORDSRIGHTSANDRESPONSIBILITIES
CALIFORNIATENANTS
AGUIDETORESIDENTIALTENANTSAND
LANDLORDSRIGHTSANDRESPONSIBILITIES
DepartmentofConsumerAffairs,1998
Reprinted,2000
Updatedandreprinted,2001
Reprinted,2002
Updated,2004
Reprinted,2008
California TenantsA Guide to Residential Tenants and Landlords Rights and Responsibilities
waswrittenbytheDepartmentofConsumerAffairsLegalAffairsDivisionandwasproducedby
theDepartmentsOfceofPublications,Design&Editing.The1998printingofthisbookletwas
fundedbyagrantfromtheCaliforniaConsumerProtectionFoundation.
TheCaliforniaDepartmentofFairEmploymentandHousingcontributedtothetextonunlawful
discriminationinhousing.
NOTICE
Theopinionsexpressedinthisbookletarethoseoftheauthorsandshouldnotbeconstrued
asrepresentingtheopinionsorpolicyofanyofcialoragencyoftheStateofCalifornia.Whilethis
publicationisdesignedtoprovideaccurateandcurrentinformationaboutthelaw,readersshould
consultanattorneyorotherexpertforadviceinparticularcases,andshouldalsoreadtherelevant
statutesandcourtdecisionswhenrelyingoncitedmaterial.
ORDERINGINFORMATION
ThispublicationisavailableontheInternet.SeetheDepartmentofConsumerAffairshomepage
atwww.dca.ca.gov.
Thisbookletmaybecopied,if(1)themeaningofcopiedtextisnotchangedormisrepresented,
(2)creditisgiventotheDepartmentofConsumerAffairs,and(3)allcopiesaredistributedfree
ofcharge.
Forinformationonorderingcopiesofthisbooklet,seepage111.
DearReader:
Formostofus,whereweliveisthemostsignicantconsumerdecisionwemake,andourhousing
costsarethebiggestpartofourbudget.Ourhomeiswherewespendmuchofourtime,andwewant
ittobehasslefree!
Move-indaymarksthebeginningofanimportantrelationshipbetweenatenantandalandlord.To
helptenantsandlandlordsmanagetheirrental-housingresponsibilities,werepleasedtoprovidethe
DepartmentofConsumerAffairspracticalCaliforniaTenantsguide.
TheCaliforniaTenantsbookletisapracticalresourceforbothtenantsandlandlords.Weve
providedinformationaboutrentalapplications,unlawfuldiscrimination,securitydeposits,repair
responsibilities,rentincreases,terminationofleases,andevictionnotices.Weveincludedan
inventorychecklistforusebeforemovingin,andagainwhenmovingout.
Ifyouneedadditionalassistance,wevealsoprovidedacomprehensivelistofresourcesin
communitiesthroughouttheGoldenState.
WehopeyoundCaliforniaTenantshelpful.Youcangetmoreinformationbyvisitingthe
DepartmentsWebsiteatwww.dca.ca.govorbycalling(800)952-5210.
California Department of Consumer Affairs
INTRODUCTION..........................................1
HOWTOUSETHISBOOKLET.......................1
WHOISALANDLORDAND
WHOISATENANT?....................................2
GeneralInformationAbout
LandlordsandTenants.................................2
SpecialSituations.......................................3
Hotelsandmotels.................................3
Residentialhotels..................................3
Singlelodgerinaprivateresidence
TranslationofProposed
.........4
Transitionalhousing............................... 4
Mobilehomeparksand
recreationalvehicleparks......................4
LOOKINGFORARENTALUNIT.....................5
LookingforandInspecting
RentalUnits................................................5
Lookingforarentalunit.........................5
Inspectingbeforeyourent ...................... 5
Therentalapplication............................6
Prepaidrentallistingservices.................7
CreditChecks.............................................9
ApplicationScreeningFee..........................10
HoldingDeposit........................................10
UnlawfulDiscrimination.............................11
Whatisunlawfuldiscrimination?...........11
Examplesofunlawfuldiscrimination......12
Limitedexceptionsfor
singleroomsandroommates...............13
Resolvinghousing
discriminationproblems....................... 14
TABLE OF CONTENTS
BEFOREYOUAGREETORENT...................15
RentalAgreementsandLeases.................. 15
Generalinformation.............................15
Oralrentalagreements........................16
Writtenrentalagreements.................... 16
Leases...............................................17
SharedUtilityMeters................................. 17
RentalAgreement......................................18
WHENYOUHAVEDECIDEDTORENT.........18
WhattheRentalAgreementorLease
Landlordsandtenantsdutyofgood
ShouldInclude.......................................... 19
Keyterms...........................................19
Tenantsbasiclegalrights....................20
AlterationstoAccommodateaTenantWith
aDisability...............................................21
faithandfairdealing............................ 22
Sharedutilities.................................... 22
LandlordsDisclosures...............................22
Lead-basedpaint................................22
Periodicpestcontroltreatments...........23
Asbestos............................................23
Carcinogenicmaterial..........................23
Illegalcontrolledsubstances................23
Methamphetaminecontamination......... 23
Demolitionpermit ................................ 24
Militarybaseorexplosives................... 24
Deathintherentalunit........................24
Condominiumconversionproject..........24
BasicRulesGoverning
SecurityDeposits...................................... 24
TheInventoryChecklist.............................. 26
RentersInsurance....................................27
RentControl.............................................27
LIVINGINTHERENTALUNIT ....................28
PayingtheRent ......................................... 28
Whenisrentdue?...............................28
Checkorcash?...................................29
Obtainingreceiptsforrentpayments.....29
Latefeesanddishonoredcheckfees....30
Partialrentpayments...........................30
SecurityDepositIncreases.........................31
RentIncreases..........................................31
Howoftencanrentberaised?.............. 31
Rentincrease;noticeand
effectivedate .....................................32
Exampleofarentincrease................... 33
WhenCantheLandlord
EntertheRentalUnit?...............................33
SubleasesandAssignments......................35
Subleases..........................................35
Assignments.......................................36
DEALINGWITHPROBLEMS ......................36
Limitationsonlandlordsduty
Responsibilityforotherkinds
RepairsandHabitability............................. 36
Landlordsresponsibilityforrepairs.......37
Tenantsresponsibilityforrepairs..........37
Conditionsthatmakea
rentalunitlegallyuninhabitable............37
tokeeptherentalunithabitable...........39
ofrepairs............................................ 40
Tenantsagreementtomakerepairs.....40
HavingRepairsMade.................................40
Therepairanddeductremedy...........41
Theabandonmentremedy................. 42
Therentwithholdingremedy.............. 43
Givingthelandlordnotice..................... 45
Tenantinformation...............................46
Lawsuitfordamagesasaremedy.........46
Resolvingcomplaintsoutofcourt ......... 48
LandlordsSaleoftheRentalUnit...............48
Whenapropertyissold
inforeclosure...................................... 48
CondominiumConversions.........................48
DemolitionofDwelling...............................48
InuencingtheTenanttoMove...................49
MOVINGOUT ...........................................49
Tenantsnoticetoendtenancydueto
AdvancePaymentof
Commonproblemsand
Initialinspectionbefore
Refundofsecuritydeposits
Legalactionsforobtaining
GivingandReceivingProperNotice............. 49
Tenantsnoticetoenda
periodictenancy..................................49
domesticviolence,sexualassault,
orstalking...........................................50
Landlordsnoticetoenda
periodictenancy..................................50
LastMonthsRent ..................................... 52
RefundofSecurityDeposits....................... 53
howtoavoidthem...............................53
tenantmovesout................................55
Suggestedapproachesto
securitydepositdeductions..................59
aftersaleofbuilding............................ 63
refundofsecuritydeposits................... 64
TenantsDeath.......................................... 65
MovingattheEndofaLease..................... 65
TheInventoryChecklist..............................66

TERMINATIONSANDEVICTIONS...............67
WhenCanaLandlord
TerminateaTenancy?................................67
WrittenNoticesofTermination....................67
30-dayor60-daynotice.......................67
Howtorespondtoa30-day
or60-daynotice..................................68
Three-daynotice..................................68
Howtorespondtoathree-daynotice....70
Howtocountthethreedays................. 71
ProperServiceofNotices...........................71
TheEvictionProcess
(UnlawfulDetainerLawsuit) ........................ 72
Overviewoftheevictionprocess...........72
Howtorespondtoan
unlawfuldetainerlawsuit...................... 73
Evictionofunnamedoccupants.........74
Beforethecourthearing......................74
Discoveryinunlawfuldetainer
cases.................................................75
Afterthecourtsdecision.....................76
Writofpossession...............................77
Settingasideadefaultjudgment..........78
Awordaboutbankruptcy...................... 78
RetaliatoryActions,Evictions,and
Discrimination...........................................79
Retaliatoryactionsandevictions..........79
Retaliatorydiscrimination.....................80
RESOLVINGPROBLEMS ...........................80
TalkWithYourLandlord.............................. 80
GettingHelpFromaThirdParty..................81
ArbitrationandMediation........................... 82
GLOSSARY ..............................................84
APPENDIX1OCCUPANTSNOTNAMED
INEVICTIONLAWSUITORWRITOF
POSSESSION............................................89
OccupantsNotNamedin
EvictionLawsuit........................................89
OccupantsNotNamedin
WritofPossession ...................................90
APPENDIX2LISTOFCITIES
WITHRENTCONTROL ..............................90
APPENDIX3TENANTINFORMATIONAND
ASSISTANCERESOURCES .......................91
APPENDIX4OTHERRESOURCES...........99
PublicationsonLandlord-TenantLaw........... 99
DepartmentofConsumerAffairs
LegalGuides.............................................99
OtherPublications..................................... 99
APPENDIX5LEGALLYREQUIRED
TEXTOFNOTICES...................................100
INDEX ...................................................104
INVENTORYCHECKLIST .........................107
HOWTOORDERCOPIES
OFTHISBOOKLET .................................111

CALIFORNIATENANTS
AGUIDETORESIDENTIALTENANTSANDLANDLORDS
RIGHTSANDRESPONSIBILITIES
INTRODUCTION
Whatshouldatenantdoifhisorher
apartmentneedsrepairs?Canalandlord
forceatenanttomove?Howmanydaysnotice
doesatenanthavetogivealandlordbefore
thetenantmoves?Canalandlordraisea
tenantsrent?California TenantsA Guide to
Residential Tenants and Landlords Rights and
Responsibilitiesanswersthesequestionsand
manyothers.
Whetherthetenantisrentingaroom,an
apartment,ahouse,oraduplex,thelandlord-
tenantrelationshipisgovernedbyfederal,state,
andlocallaws.ThisbookletfocusesonCalifornia
lawsthatgovernthelandlord-tenantrelationship,
andsuggeststhingsthatboththelandlordand
tenantcandotomaketherelationshipagood
one.Althoughthebookletiswrittenfromthe
tenantspointofview,landlordscanalsobenet
fromitsinformation.
Tenantsandlandlordsshoulddiscusstheir
expectationsandresponsibilitiesbeforethey
enterintoarentalagreement.Ifaproblem
occurs,thetenantandlandlordshouldtryto
resolvetheproblembyopencommunication
anddiscussion.Honestdiscussionofthe
problemmayshoweachpartythatheorshe
isnotcompletelyintheright,andthatafair
compromiseisinorder.
Iftheproblemisoneforwhichthelandlord
isresponsible(seepages3740),thelandlord
maybewillingtocorrecttheproblemorworkout
asolutionwithoutfurtheractionbythetenant.
Iftheproblemisoneforwhichthetenantis
responsible(seepages3740),thetenantmay
agreetocorrecttheproblemoncethetenant
understandsthelandlordsconcerns.Ifthe
partiescannotreachasolutionontheirown,
theymaybeabletoresolvetheproblemthrough
mediationorarbitration(seepage82).Insome
situations,acourtactionmayprovidetheonly
solution(seepages4648,6465,7278).
TheDepartmentofConsumerAffairshopes
thattenantsandlandlordswillusethisbooklets
informationtoavoidproblemsintherstplace,
andtoresolvethoseproblemsthatdooccur.
HOW TO USE THIS BOOKLET
Youcanprobablyndtheinformationyouneed
byusingthisbookletsTableofContents,Index,
andGlossaryofTerms.
TABLEOFCONTENTS
TheTableofContents(pagesvvii)showsthat
thebookletisdividedintoninemainsections.
Eachmainsectionisdividedintosmaller
sections.Forexample,ifyouwantinformation
abouttherentalagreement,lookunderRental
AgreementsandLeasesintheBEFOREYOU
AGREETORENTsection.
1
INDEX
MostofthetopicsarementionedintheTable
ofContents.Ifyoudontndatopicthere,lookin
theIndex(page104).Itsmorespecicthanthe
TableofContents.Forexample,underCleaning
intheIndex,youllndthetopicsdepositsor
fees,tenantsresponsibility,etc.
GLOSSARY
Ifyoujustwanttoknowthemeaningofa
term,suchasevictionorholdingdeposit,look
intheGlossary(page84).Theglossarygives
themeaningofmorethan60terms.Eachof
thesetermsalsoisprintedinboldfacetypethe
rsttimethatitappearsineachsectionofthe
booklet.
TheDepartmentofConsumerAffairshopes
thatyouwillndtheinformationyourelooking
forinthisbooklet.Ifyoucantndwhatyoure
lookingfor,callorwriteoneoftheresources
listedinGettingHelpFromaThirdParty
(seepages8182)orTenantInformationand
AssistanceResources(seepage91).
WHO IS A LANDLORD AND
WHO IS A TENANT?
GENERALINFORMATIONABOUT
LANDLORDSANDTENANTS
Alandlordisapersonoracompanythatowns
arentalunit.Thelandlordrentsorleasesthe
rentalunittoanotherperson,calledatenant,for
thetenanttolivein.Thetenantobtainstheright
totheexclusiveuseandpossessionoftherental
unitduringtheleaseorrentalperiod.
Sometimes,thelandlordiscalledtheowner,
andthetenantiscalledaresident.
Arentalunitisanapartment,house,duplex,
condominium,orroomthatalandlordrents
toatenanttolivein.Inthisbooklet,theterm
rentalunitmeansanyoneofthese.Becausethe
tenantusestherentalunittolivein,itiscalleda
residentialrentalunit.
Often,alandlordwillhavearentalagentor
apropertymanagerwhomanagestherental
property.Theagentormanagerisemployed
bythelandlordandrepresentsthelandlord.
Inmostinstances,thetenantcandealwith
therentalagentorpropertymanagerasifthis
personwerethelandlord.Forexample,atenant
canworkdirectlywiththeagentormanagerto
resolveproblems.Whenatenantneedstogive
thelandlordoneofthetenantnoticesdescribed
inthisbooklet(forexample,seepages4546,
4950),thetenantcangivethenoticetothe
landlordsrentalagentorpropertymanager.
Thename,addressandtelephonenumber
ofthemanagerandanownerofthebuilding
(orotherpersonwhoisauthorizedtoreceive
legalnoticesfortheowner)mustbewritten
intherentalagreementorlease,orposted
conspicuouslyintherentalunitorbuilding.
1
SPECIALSITUATIONS
Thetenantrightsandresponsibilities
discussedinthisbookletapplyonlytopeople
whomthelawdenesastenants.Generally,
underCalifornialaw,lodgersandresidents
ofhotelsandmotelshavethesamerights
astenants.
2
Situationsinwhichlodgersand
residentsofhotelsandmotelsdoanddonot
havetherightsoftenants,andotherspecial
situations,arediscussedintheSpecial
Situationssidebaronpages34.
3
Continuedonpage5
1 CivilCodeSections1961,1962,1962.5.SeeMoskovitzetal.,CaliforniaLandlord-TenantPractice,Section1.21A
(Cal.Cont.Ed.Bar2009).
2 CivilCodeSection1940(a).
3 SeeadditionaldiscussioninMoskovitzetal.,CaliforniaLandlord-TenantPractice,Section1.3(Cal.Cont.Ed.Bar2002,2005,2009).
2

SpecialSituations
Hotelsandmotels
Ifyouarearesidentinahotelormotel,youdonothavetherightsofatenantinanyofthe
followingsituations:
1.Youliveinahotel,motel,residenceclub,orotherlodgingfacilityfor30daysorless,andyour
occupancyissubjecttothestateshoteloccupancytax.
2.Youliveinahotel,motel,residenceclub,orotherlodgingfacilityformore than 30 days,but
havenotpaidforallroomandrelatedchargesowingbythe30thday.
3.Youliveinahotelormoteltowhichthemanagerhasarightofaccessandcontrol,andallof
thefollowingistrue:
The hotel or motel allows occupancy for periods of fewer than seven days.
Allofthefollowingservicesareprovidedforallresidents:
- areproofsafeforresidentsuse;
- acentraltelephoneservice;
- maid,mail,androomservice;and
- foodserviceprovidedbyafoodestablishmentthatisonornexttothehotelormotel
groundsandthatisoperatedinconjunctionwiththehotelormotel.
Ifyouliveinaunitdescribedbyeither1,2or3above,youarenotatenant;youarea
guest.Therefore,youdonthavethesamerightsasatenant.
4
Forexample,theproprietorof
ahotelcanlockoutaguestwhodoesntpayhisorherroomchargesontime,whilealandlord
wouldhavetobeginformalevictionproceedingstoevictanonpayingtenant.
Residentialhotels
Youhavethelegalrightsofatenantifyouarearesidentinaresidentialhotel,whichis
infactyourprimaryresidence.
5
Residentialhotelmeansanybuildingwhichcontainssixor
moreguestroomsorefciencyunitswhicharedesigned,used,rentedoroccupiedforsleeping
purposesbyguests,andwhichistheprimaryresidenceoftheseguests.
6
Inresidentialhotels,a
lockingmailreceptaclemustbeprovidedforeachresidentialunit.
7
SpecialSituationscontinuedonpage4
4 CivilCodeSection1940.
5 HealthandSafetyCodeSection50519(b)(1).SeeCaliforniaPracticeGuide,Landlord-Tenant,Paragraphs2:39,2:40.1,7:6.2
(RutterGroup2009).
6 HealthandSafetyCodeSection50519(b)(1).SeeCaliforniaPracticeGuide,Landlord-Tenant,Paragraphs2:39,2:40.1,7:6.2
(RutterGroup2009).
7 HealthandSafetyCodeSections17958.3;CivilCodeSection1944.1(i);CaliforrniaPracticeGuide,Landlord-Tenant,Paragraph3:21(a)
(RutterGroup2009).
3
SpecialSituationscontinuedfrompage3
Itisunlawfulfortheproprietorofaresidentialhoteltorequireaguesttomoveortocheck
outandre-registerbeforetheguesthaslivedtherefor30days,iftheproprietorspurposeisto
havetheguestmaintaintransientoccupancystatus(andthereforenotgainthelegalrightsof
atenant).
8
Apersonwhoviolatesthislawmaybepunishedbya$500civilpenaltyandmaybe
requiredtopaytheguestsattorneyfees.
Singlelodgerinaprivateresidence
Alodgerisapersonwholivesinaroominahousewheretheownerlives.Theownercan
enterallareasoccupiedbythelodgerandhasoverallcontrolofthehouse.
9
Mostlodgershave
thesamerightsastenants.
10
However,inthecaseofasinglelodgerinahousewherethereareno other lodgers,the
ownercanevictthelodgerwithoutusingformalevictionproceedings.Theownercangivethe
lodgerwrittennoticethatthelodgercannotcontinuetousetheroom.Theamountofnotice
mustbethesameasthenumberofdaysbetweenrentpayments(forexample,30days).(See
Landlordsnoticetoendaperiodictenancy,page50.)Whentheownerhasgiventhelodger
propernoticeandthetimehasexpired,thelodgerhasnofurtherrighttoremainintheowners
houseandmayberemovedasatrespasser.
11
Transitionalhousing
Sometenantsareresidentsoftransitionalhousing.Transitionalhousingprovideshousing
toformerlyhomelesspersonsforperiodsof30daysto24months.Specialrulescoverthe
behaviorofresidentsin,andevictionofresidentsfrom,transitionalhousing.
12
Mobilehomeparksandrecreationalvehicleparks
SpecialrulesintheMobilehomeResidencyLaw
13
ortheRecreationalVehiclePark
OccupancyLaw,
14
andnottherulesdiscussedinthisbooklet,covermostlandlord-tenant
relationshipsinmobilehomeparksandrecreationalvehicleparks.
However,normalevictionprocedures(seepages6780)mustbeusedtoevictcertain
mobilehomeresidents.Specically,apersonwholeasesamobilehomefromitsowner(whohas
leasedthesiteforthemobilehomedirectlyfromthemanagementofthemobilehomepark)is
subjecttotheevictionproceduresdescribedinthisbooklet,andnottheevictionprovisionsin
theMobilehomeResidencyLaw.Thesameistrueforapersonwholeasesbothamobilehome
andthesiteforthemobilehomefromthemobilehomeparkmanagement.
15
8 CivilCodeSection1940.1.Evidencethatanoccupantwasrequiredtocheckoutandre-registercreatesarebuttablepresumptionthat
theproprietorspurposewastohavetheoccupantmaintaintransientoccupancystatus.(CivilCodeSection1940.1(a).)Thispresumption
affectstheburdenofproducingevidence.
9 CivilCodeSection1946.5.
11 CivilCodeSection1946.5,PenalCodeSection602.3.
12 HealthandSafetyCodeSections50580-50591.
13 CivilCodeSections798-799.10.SeeMoskovitzetal.,CaliforniaLandlord-TenantPractice,Sections6.62-6.89(Cal.Cont.Ed.Bar2009).
14 CivilCodeSections799.20-799.79.
15 CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs11:27-11:28(RutterGroup2009).
4

LOOKING FOR A RENTAL UNIT

LOOKINGFORANDINSPECTINGRENTALUNITS
Lookingforarentalunit
Whenyouarelookingforarentalunit,the
mostimportantthingstothinkaboutare:

Thedollarlimitthatyoucanaffordformonthly
rentandutilities.

Thedollarlimitthatyoucanaffordforall
depositsthatmayberequired(forexample,
holdingandsecuritydeposits).

Thelocationthatyouwant.
Inaddition,youalsoshouldcarefullyconsider
thefollowing:

Thekindofrentalunitthatyouwant(for
example,anapartmentcomplex,aduplex,or
asingle-familyhouse),andthefeaturesthat
youwant(suchasthenumberofbedrooms
andbathrooms).

Whetheryouwantamonth-to-monthrental
agreementoralease(seepages1517).

Accesstoschools,stores,public
transportation,medicalfacilities,
child-carefacilities,andothernecessities
andconveniences.

Thecharacterandqualityoftheneighborhood
(forexample,itssafetyandappearance).

Theconditionoftherentalunit(see
Inspectingbeforeyourent,page5).

Otherspecialrequirementsthatyouoryour
familymembersmayhave(forexample,
wheelchairaccess).
Youcanobtaininformationonplacestorent
frommanysources.ManyInternetWebsites
listrentalproperties.Localnewspaperscarry
classiedadvertisementsonavailablerental
units.Inmanyareas,therearefreeweekly
ormonthlypublicationsdevotedtorental
listings.Localrealestateofcesandproperty
managementcompaniesoftenhaverental
listings.Bulletinboardsinpublicbuildings,local
colleges,andchurchesoftenhavenoticesabout
placesforrent.YoucanalsolookforForRent
signsintheneighborhoodswhereyouwouldlike
tolive.
Inspectingbeforeyourent
Beforeyoudecidetorent,carefullyinspect
therentalunitwiththelandlordorthelandlords
agent.Makesurethattheunithasbeen
maintainedwell.Usetheinventorychecklist
(pages107-110)asaninspectionguide.When
youinspecttherentalunit,lookforthefollowing
problems:

Cracksorholesintheoor,walls,orceiling.

Signsofleakingwaterorwaterdamageinthe
oor,walls,orceiling.

Thepresenceofmoldthatmightaffectyouror
yourfamilyshealthandsafety.

Signsofrustinwaterfromthetaps.

Leaksinbathroomorkitchenxtures.

Lackofhotwater.

Inadequatelightingorinsufcientelectrical
outlets.

Inadequateheatingorairconditioning.

Inadequateventilationoroffensiveodors.

Defectsinelectricalwiringandxtures.

Damagedooring.

Damagedfurnishings(ifitsafurnishedunit).

Signsofinsects,vermin,orrodents.

Accumulateddirtanddebris.

Inadequatetrashandgarbagereceptacles.

Chippingpaintinolderbuildings.(Paintchips
sometimescontainlead,whichcancauselead
poisoningifchildreneatthem.Ifthebuilding
wasbuiltbefore1978,youshouldreadthe
booklet,ProtectYourFamilyFromLeadin
YourHome,whichisavailablebycalling
(800)-424-LEADoronlineatwww.epa.gov/
lead/pubs/leadpdfe.pdf).
5

Signsofasbestos-containingmaterialsin
olderbuildings,suchasakingceilingtiles,or
crumblingpipewraporinsulation.(Asbestos
particlescancauseserioushealthproblemsif
theyareinhaled.)Formoreinformation,goto
www.epa.gov/asbestos.

Anysignofhazardoussubstances,toxic
chemicals,orotherhazardouswasteproducts
intherentalunitorontheproperty.
Also,lookattheexteriorofthebuilding
andanycommonareas,suchashallwaysand
courtyards.Doesthebuildingappeartobewell-
maintained?Arethecommonareascleanand
well-kept?
Thequalityofrentalunitscanvarygreatly.
Youshouldunderstandtheunitsgoodpoints
andshortcomings,andconsiderthemallwhen
decidingwhethertorent,andwhethertherentis
reasonable.
Askthelandlordwhowillberesponsiblefor
payingforutilities(gas,electric,water,andtrash
collection).Youwillprobablyberesponsiblefor
some,andpossiblyall,ofthem.Trytondout
howmuchtheprevioustenantpaidforutilities.
Thiswillhelpyoubecertainthatyoucan
affordthetotalamountoftherentandutilities
eachmonth.Withincreasingenergycosts,its
importanttoconsiderwhethertherentalunitand
itsappliancesareenergyefcient.
Iftherentalunitisahouseorduplexwitha
yard,askthelandlordwhowillberesponsiblefor
takingcareoftheyard.Ifyouwillbe,askwhether
thelandlordwillsupplynecessaryequipment,
suchasalawnmowerandahose.
Duringthisinitialwalk-throughoftherental
unit,youwillhavethechancetoseehowyour
potentiallandlordreactstoyourconcernsabout
it.Atthesametime,thelandlordwilllearnhow
youhandlepotentialproblems.Youmaynotbe
abletoreachagreementoneverypoint,oron
any.Nonetheless,howyougetalongwillhelp
bothofyoudecidewhetheryouwillbecomea
tenant.
Ifyoundproblemsliketheoneslistedabove,
discussthemwiththelandlord.Iftheproblems
areonesthatthelawrequiresthelandlordto
repair(seepages3740),ndoutwhenthe
landlordintendstomaketherepairs.Ifyouagree
torenttheunit,itsagoodideatogetthese
promisesinwriting,includingthedatebywhich
therepairswillbecompleted.
Ifthelandlordisntrequiredbylawtomake
therepairs,youshouldstillwritedowna
descriptionofanyproblemsifyouaregoing
torenttheproperty.Itsagoodideatoask
thelandlordtosignanddatethewritten
description.Also,takephotographsoravideo
oftheproblems.Usethetimeanddatestamp,
ifyourcamerahasthisfeature.Yoursigned,
writtendescriptionandphotographsorvideowill
documentthattheproblemsweretherewhenyou
movedin,andcanhelpavoiddisagreementlater
aboutyourresponsibilityfortheproblems.
Finally,itsagoodideatowalkordrivearound
theneighborhoodduringthedayandagainin
theevening.Askneighborshowtheylikeliving
inthearea.Iftherentalunitisinanapartment
complex,asksomeofthetenantshowtheyget
alongwiththelandlordandtheothertenants.If
youareconcernedaboutsafety,askneighbors
andtenantsiftherehavebeenanyproblems,and
whethertheythinkthattheareaissafe.
THERENTALAPPLICATION
Beforerentingtoyou,mostlandlordswill
askyoutolloutawrittenrentalapplication
form.Arentalapplicationisdifferentfroma
rentalagreement(seepages1517).Therental
applicationislikeajoborcreditapplication.The
landlordwilluseittodecidewhethertorenttoyou.
Arentalapplicationusuallyasksforthe
followinginformation:

Thenames,addresses,andtelephone
numbersofyourcurrentandpast
employers.

numbersofyourcurrentandpast
landlords.
Continuedonpage8
6
PrepaidRentalListingServices
Businessesknownasprepaidrentallistingservicesselllistsofavailablerentalunits.These
businessesareregulatedbytheCaliforniaDepartmentofRealEstate(DRE)andmustbe
licensed.
16
Youmaycheckthestatusofalicenseissuedtoaprepaidrentalserviceonthe
DREWebsite(www.dre.ca.gov)toensurethattheserviceislicensed.Ifyouuseaprepaidrental
listingservice,itmustenterintoacontractwithyoubeforeitacceptsanymoneyfromyou.
17
The
contractmustdescribetheservicesthattheprepaidrentallistingservicewillprovideyou.The
contractalsomustincludeadescriptionofthekindofrentalunitthatyouwanttond.For
example,thecontractmuststatethenumberofbedroomsthatyouwantandthehighestrent
thatyouwillpay.
Beforeyouenterintoacontractwithaprepaidrentallistingserviceorpayforinformation
aboutavailablerentalunits,askiftheserviceislicensedandwhetherthelistofrentalsis
current.Thecontractcannotbeformorethan90days.Thelawrequirestheservicetogiveyou
alistofatleastthreecurrentlyavailablerentalswithinvedaysafteryousignthecontract.
Youcanreceivearefundofthefeethatyoupaidforthelistofavailablerentalsifthelistdoes
notcontainthreeavailablerentalunitsofthekindthatyoudescribedinthecontract.
18
Inorder
toobtainarefund,youmustdemandafullrefundfromtheprepaidrentallistingservicewithin
15daysofsigningthecontract.Yourdemandforarefundmustbeinwritingandmustbe
personallydeliveredtotheprepaidrentallistingserviceorsenttoitbycertiedorregistered
mail.(However,youcantgetarefundifyoufoundarentalusingtheservicesoftheprepaid
rentallistingservice.)
Ifyoudontndarentalunitfromthelistyoubought,orifyourentfromanothersource,
theprepaidrentallistingservicecankeeponly$50ofthefeethatyoupaid.Theservicemust
refundthebalance,butyoumustrequesttherefundwithin10daysaftertheendofthecontract.
Youmustprovidedocumentationthatyoudidnotmove,orthatyoudidnotndyournewrental
usingtheservicesoftheprepaidrentallistingservice.Ifyoudonthavedocumentation,you
canlloutandsweartoaformthattheprepaidrentallistingservicewillgiveyouforthis
purpose.Youcandeliveryourrequestforarefundpersonallyorbymail(preferablybycertiedor
registeredmailwithreturnreceiptrequested).Lookinthecontractfortheaddress.Theservice
mustmaketherefundwithin10daysafteritreceivesyourrequest.
16 BusinessandProfessionsCodeSection10167.
17 BusinessandProfessionsCodeSection10167.9(a).
18 BusinessandProfessionsCodeSection10167.10.
7

numbersofpeoplewhomyouwanttouseas
references.

YourSocialSecuritynumber.

Yourdriverslicensenumber.

Yourbankaccountnumbers.

Yourcreditaccountnumbersforcredit
reference.
Theapplicationalsomaycontainan
authorizationforthelandlordtoobtainacopyof
yourcreditreport,whichwillshowthelandlord
howyouhavehandledyournancialobligations
inthepast.
Thelandlordmayaskyouwhatkindofjob
youhave,yourmonthlyincome,andother
informationthatshowsyourabilitytopaythe
rent.Itisillegalforthelandlordtodiscriminateor
harassyoubecauseofrace,color,religion,sex,
sexualorientation,maritalstatus,nationalorigin,
ancestry,familialstatus,sourceofincome,orany
disability
19
orwhetheryouhavepersonsunder
theageof18livinginyourhousehold.
20
Withthe
exceptionofsourceofincome,thelandlordmay
notaskyouquestionsinwritingororallyabout
yourrace,color,religion,sex,sexualorientation,
maritalstatus,nationalorigin,ancestry,familial
status,anydisability,orwhetheryouhave
personsundertheageof18livinginyour
household.
21
Further,thelandlordmaynotask
aboutyourimmigrationorcitizenshipstatus.
22
Althoughthelandlordmaynotdiscriminateonthe
basisofsourceofincome,thelandlordisallowed
toaskyouaboutyourlevelofincomeandyour
sourceofincome.
23
Also,thelandlordshould
notaskyouquestionsaboutyourageormedical
condition.
24
(SeeUnlawfulDiscrimination,
pages1115.)
Thelandlordmayaskyouaboutthenumber
ofpeoplewhowillbelivingintherentalunit.In
ordertopreventovercrowdingofrentalunits,
CaliforniahasadoptedtheUniformHousing
Codesoccupancyrequirements,
25
andthebasic
legalstandardissetoutinfootnote25.However,
thepracticalruleisthis:Alandlordcanestablish
reasonablestandardsforthenumberofpeople
persquarefeetinarentalunit,butthelandlord
cannotuseovercrowdingasapretextforrefusing
torenttotenantswithchildrenifthelandlord
wouldrenttothesamenumberofadults.
26
20 GovernmentCodeSections12955(b),12955.1-12955.9;12989-12989.3;42UnitedStatesCodeSections3601-3631;Moskovitz
etal.,.CaliforniaLandlordTenantPracticeSections2.22-2.25(CEB2009).
21 GovernmentCodeSection12955(b).
22 CivilCodeSection1940.3(b).SeeCaliforniaPracticeGuide,LandlordTenant,Paragraph2:569.1(RutterGroup2009).
23 GovernmentCodeSection12955(p)(2).
24 GovernmentCodeSections12900-12996;CivilCodeSections51-53;42UnitedStatesCodeSection3601andfollowing.However,after
youandthelandlordhaveagreedthatyouwillrenttheunit,thelandlordmayaskforproofofyourdisabilityifyouaskforareasonable
accommodationforyourdisability,suchasinstallingspecialfaucetsordoorhandles.(Brown,WarnerandPortman,TheCalifornia
LandlordsLawBook,Vol.I:Rights&Responsibilities,pages161-163(NOLOPress2009)).(Seechapter9ofthisreferencefora
comprehensivediscussionofdiscrimination).
25 HealthandSafetyCodeSection17922.See1997UniformHousingCodeSection503(b)(everyresidentialrentalunitmusthaveatleast
oneroomthatisatleast120squarefeet;otherroomsusedforlivingmustbeatleast70squarefeet;andanyroomusedforsleeping
mustincreasetheminimumoorareaby50squarefeetforeachoccupantinexcessoftwo).Differentrulesapplyinthecaseof
efciencyunits.(See1997UniformHousingCodeSection503(b),HealthandSafetyCodeSection17958.1.)
26 Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,pages166-167(NOLOPress2009).
Thisreferencesuggeststhatalandlordspolicythatismorerestrictivethantwooccupantsperbedroomplusoneadditionaloccupantis
suspectasbeingdiscriminatory.
8
CREDITCHECKS
Thelandlordorthelandlordsagentwill
probablyuseyourrentalapplicationtocheckyour
credithistoryandpastlandlord-tenantrelations.
Thelandlordmayobtainyourcreditreportfrom
acreditreportingagencytohelphimorher
decidewhethertorenttoyou.Creditreporting
agencies(orcreditbureaus)keeprecordsof
peoplescredithistories,calledcreditreports.
Creditreportsstatewhetherapersonhasbeen
reportedasbeinglateinpayingbills,hasbeen
thesubjectofanunlawfuldetainerlawsuit(see
pages72-78),orhasledbankruptcy.
27
Somecreditreportingagencies,calledtenant
screeningservices,collectandsellinformation
ontenants.Thisinformationmayincludewhether
tenantspaidtheirrentontime,whetherthey
damagedpreviousrentalunits,whetherthey
werethesubjectofanunlawfuldetainerlawsuit,
andwhetherlandlordsconsideredthemgoodor
badtenants.
28
Thelandlordmayusethisinformationto
makeanaldecisiononwhethertorenttoyou.
Generally,landlordsprefertorenttopeoplewho
haveahistoryofpayingtheirrentandotherbills
ontime.
Alandlordusuallydoesnthavetogiveyoua
reasonforrefusingtorenttoyou.However,ifthe
decisionisbasedpartlyorentirelyonnegative
informationfromacreditreportingagencyora
tenantscreeningservice,thelawrequiresthe
landlordtogiveyouawrittennoticestatingallof
thefollowing:

Thedecisionwasbasedpartlyorentirelyon
informationinthecreditreport;and

Thename,address,andtelephonenumberof
thecreditreportingagency;and

Astatementthatyouhavetherighttoobtain
afreecopyofthecreditreportfromthe
creditreportingagencythatprepareditand
todisputetheaccuracyorcompletenessof
informationinthecreditreport.
29
Ifthelandlordrefusestorenttoyoubased
onyourcreditreport,itsagoodideatogeta
freecopyofyourcreditreportandtocorrect
anyerroneousitemsofinformationinit.
30
Erroneousitemsofinformationinyourcredit
reportmaycauseotherlandlordstorefuseto
renttoyoualso.
Also,ifyouknowwhatyourcreditreportsays,
youmaybeabletoexplainanyproblemswhen
youllouttherentalapplication.Forexample,
ifyouknowthatyourcreditreportsaysthatyou
neverpaidabill,youcanprovideacopyofthe
canceledchecktoshowthelandlordthatyoudid
payit.
Thelandlordprobablywillconsideryourcredit
scoreindecidingwhethertorenttoyou.Your
creditscoreisanumericalscorethatisbased
oninformationfromacreditreportingagency.
Landlordsandothercreditorsusecreditscores
togaugehowlikelyapersonistomeethisorher
nancialobligations,suchaspayingrent.Youcan
27 Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I: Rights&Responsibilities,pages16-20(NOLOPress2009);
CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs9:419.5,9:419.11(RutterGroup2009).
28 Schoendorfv.UnlawfulDetainerRegistry,Inc.(2002)97Cal.App.4th227[118Cal.Rptr.2d313].
29 ConsumerCreditReportingAgenciesAct,CivilCodeSections1785.1-1785.36andSection1785.20(a);InvestigativeConsumerReporting
AgenciesAct,CivilCodeSections1786-1786.60andSection1786.40;15UnitedStatesCodeSections1681-1681xand1681m(a).In
ordertoreceiveafreecopyofyourcreditreport,youmustrequestitwithin60daysafterreceivingthenoticeofdenial.Seediscussionin
CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs2:104.50-2:104.55(RutterGroup2009).Landlordsresponsibilitieswhenusing
creditreportsareoutlinedinapublicationbytheFederalTradeCommissiontitledUsingConsumerReports:WhatLandlordsNeedto
Know,whichcanbefoundonlineatwww.ftc.gov/bcp/edu/pubs/business/credit/bus49.shtm.
30 CivilCodeSections1785.16,1786.24;15UnitedStatesCodeSection1681i.
9

requestyourcreditscorewhenyourequestyour
creditreport(youmayhavetopayafeeforthe
score),orpurchaseyourscorefromavendor.
31
APPLICATIONSCREENINGFEE
Whenyousubmitarentalapplication,the
landlordmaychargeyouanapplicationscreening
fee.In2009,thelandlordmaychargeupto
$42.06,andmayusethefeetocoverthecost
ofobtaininginformationaboutyou,suchas
checkingyourpersonalreferencesandobtaining
acreditreportonyou.
32
Theapplicationfeecannotlegallybemore
thanthelandlordsactualout-of-pocketcosts,
and,in2009,canneverbemorethan$42.06.
Thelandlordmustgiveyouareceiptthatitemizes
hisorherout-of-pocketexpensesinobtaining
andprocessingtheinformationaboutyou.The
landlordmustreturnanyunusedportionofthe
fee(forexample,ifthelandlorddoesnotcheck
yourreferences).
Thelandlordcantchargeyouanapplication
screeningfeewhenthelandlordknowsorshould
knowthatthereisnovacancyorthattherewill
benovacancywithinareasonabletime.However,
thelandlordcanchargeanapplicationscreening
feeunderthesecircumstancesifyouagreetoit
inwriting.
33
Ifthelandlordobtainsyourcreditreport,the
landlordmustgiveyouacopyofthereportif
yourequestit.
34
Asexplainedinthesectionon
CreditChecks,itsagoodideatogetacopyof
yourcreditreportfromthelandlordsothatyou
knowwhatsbeingreportedaboutyou.
Beforeyoupaytheapplicationscreeningfee,
askthelandlordthefollowingquestionsaboutit:

Howlongwillittakethelandlordtogetacopy
ofyourcreditreport?Howlongwillittakethe
landlordtoreviewthecreditreportanddecide
whethertorenttoyou?

Isthefeerefundableifthecreditchecktakes
toolongandyoureforcedtorentanother
place?

Ifyoualreadyhaveacurrentcopyofyour
creditreport,willthelandlordacceptitand
eitherreducethefeeornotchargeitatall?
Ifyoudontlikethelandlordspolicyon
applicationscreeningfees,youmaywantto
lookforanotherrentalunit.Ifyoudecidetopay
theapplicationscreeningfee,anyagreement
regardingarefundshouldbeinwriting.
HOLDINGDEPOSIT
Sometimes,thetenantandthelandlord
willagreethatthetenantwillrenttheunit,but
thetenantcannotmoveinimmediately.Inthis
situation,thelandlordmayaskthetenantfora
holdingdeposit.Aholdingdepositisadeposit
toholdtherentalunitforastatedperiodof
timeuntilthetenantpaystherstmonthsrent
andanysecuritydeposit.Duringthisperiod,the
landlordagreesnottorenttheunittoanyone
else.Ifthetenantchangeshisorhermindabout
movingin,thelandlordmaykeepatleastsome
oftheholdingdeposit.
Askthefollowingquestionsbeforeyoupaya
holdingdeposit:

Willthedepositbeappliedtotherstmonths
rent?Ifso,askthelandlordforadeposit
receiptstatingthis.Applyingthedepositto
therstmonthsrentisacommonpractice.
31 CivilCodeSections1785.15(a)(2),1785.15.1,1785.15.2;15UnitedStatesCodeSection1681g(f).Vendorsincludewww.TransUnion.
com,www.Experian.com,www.Equifax.com,andwww.myco.com.
32 CivilCodeSection1950.6.ThemaximumfeeisadjustedeachyearbasedonchangesintheConsumerPriceIndexsinceJanuary1,1998.
In2009,themaximumallowablefeeis$42.06.(IssueInsights,CaliforniaApartmentAssociation,January2009).
33 CivilCodeSection1950.6(c).
34 CivilCodeSection1950.6(f).
10

Isanypartoftheholdingdepositrefundable
ifyouchangeyourmindaboutrenting?As
ageneralrule,ifyouchangeyourmind,the
landlordcankeepsomeandperhapsall
ofyourholdingdeposit.Theamountthat
thelandlordcankeepdependsonthecosts
thatthelandlordhasincurredbecauseyou
changedyourmindforexample,additional
advertisingcostsandlostrent.
Youmayalsoloseyourdepositevenifthe
reasonyoucantrentisnotyourfaultfor
example,ifyouloseyourjobandcannotafford
therentalunit.
Ifyouandthelandlordagreethatallorpartof
thedepositwillberefundedtoyouintheevent
thatyouchangeyourmindorcantmovein,make
surethatthewrittenreceiptclearlystatesyour
agreement.
Aholdingdepositmerelyguaranteesthatthe
landlordwillnotrenttheunittoanotherperson
forastatedperiodoftime.Theholdingdeposit
doesntgivethetenanttherighttomoveinto
therentalunit.Thetenantmustrstpaythe
rstmonthsrentandallotherrequireddeposits
withintheholdingperiod.Otherwise,thelandlord
canrenttheunittoanotherpersonandkeepall
orpartoftheholdingdeposit.
Supposethatthelandlordrentstosomebody
elseduringtheperiodforwhichyouvepaida
holdingdeposit,andyouarestillwillingandable
tomovein.Thelandlordshould,ataminimum,
returntheentireholdingdeposittoyou.You
mayalsowanttotalkwithanattorney,legal
aidorganization,tenant-landlordprogram,or
housingclinicaboutwhetherthelandlordmaybe
responsibleforothercoststhatyoumayincur
becauseofthelossoftherentalunit.
Ifyougivethelandlordaholdingdepositwhen
yousubmittherentalapplication,butthelandlord
doesnotacceptyouasatenant,thelandlord
mustreturnyourentireholdingdeposittoyou.
UNLAWFULDISCRIMINATION
Whatisunlawfuldiscrimination?
Alandlordcannotrefusetorenttoatenant,
orengageinanyothertypeofdiscrimination,on
thebasisofgroupcharacteristicsspeciedby
lawthatarenotcloselyrelatedtothelandlords
businessneeds.Raceandreligionareexamples
ofgroupcharacteristicsspeciedbylaw.
35
Arbitrarydiscriminationonthebasisofany
personalcharacteristicsuchasthoselisted
underthisheadingalsoisprohibited.
36
Indeed,
theCaliforniaLegislaturehasdeclaredthatthe
opportunitytoseek,obtainandholdhousing
withoutunlawfuldiscriminationisacivilright.
37
UnderCalifornialaw,itisunlawfulfora
landlord,managingagent,realestatebroker,or
salespersontodiscriminateagainstaperson
orharassapersonbecauseofthepersons
race,color,religion,sex(includingpregnancy,
childbirthormedicalconditionsrelatedtothem,
aswellasgenderandperceptionofgender),
sexualorientation,maritalstatus,nationalorigin,
ancestry,familialstatus,sourceofincome,
Continuedonpage13
35 Forexample,thelandlordmayproperlyrequirethataprospectivetenanthaveanacceptablecredithistoryandbeabletopaytherent
andsecuritydeposit,andhaveveriablecreditreferencesandagoodhistoryofpayingrentontime.(SeePortmanandBrown,California
TenantsRights,pages104,106(NOLOPress2007).)
36 CaliforniaPracticeGuide,Landlord-Tenant,Paragraph2:553.15(RutterGroup2009),citingHarrisv.CapitalGrowthInvestorsXIV
(1991)52Cal.3d1142[278Cal.Rptr.614].
11

ExamplesofUnlawfulDiscrimination
Unlawfulhousingdiscriminationcantakeavarietyofforms.UnderCaliforniasFairEmployment
andHousingActandUnruhCivilRightsAct,itisunlawfulforalandlord,managingagent,real
estatebroker,orsalespersontodiscriminateagainstanypersonbecauseofthepersonsrace,
color,religion,sex(includingpregnancy,childbirthormedicalconditionsrelatedtothem,aswell
asgenderandperceptionofgender),sexualorientation,maritalstatus,nationalorigin,ancestry,
familialstatus,sourceofincome,disability,medicalcondition,orageinanyofthefollowingways:

Refusingtosell,rent,orlease.

Refusingtonegotiateforasale,rental,orlease.

Representingthathousingisnotavailableforinspection,sale,orrentalwhenitis,infact,
available.

Otherwisedenyingorwithholdinghousingaccommodations.

Providinginferiorhousingterms,conditions,privileges,facilities,orservices.

Harassingapersoninconnectionwithhousingaccommodations.

Cancelingorterminatingasaleorrentalagreement.

Providingsegregatedorseparatedhousingaccommodations.

Refusingtopermitapersonwithadisability,atthepersonwithadisabilitysownexpense,
tomakereasonablemodicationstoarentalunitthatarenecessarytoallowtheperson
withadisabilityfullenjoymentofthepremises.Asaconditionofmakingthemodications,
thelandlordmayrequirethepersonwithadisabilitytoenterintoanagreementtorestore
theinterioroftherentalunittoitspreviousconditionattheendofthetenancy(excluding
reasonablewearandtear).

Refusingtomakereasonableaccommodationsinrules,policies,practices,orserviceswhen
necessarytoallowapersonwithadisabilityequalopportunitytouseandenjoyadwelling
(forexample,refusingtoallowapersonwithadisabilityscompanionorservicedog).
38
38 GovernmentCodeSections12926(p),12927(c)(1),(e),12948,12955(d);CivilCodeSections51,51.2,55.1(b).SeeMoskovitzetal.,
CaliforniaLandlord-TenantPractice,Section2.27(Cal.Cont.Ed.Bar2009).
12

ordisability.
39
Californialawalsoprohibits
discriminationbasedonanyofthefollowing:

Apersonsmedicalconditionormentalor
physicaldisability;or

Personalcharacteristics,suchasapersons
physicalappearanceorsexualorientationthat
arenotrelatedtotheresponsibilitiesofa
tenant;
40
or

Aperceptionofapersonsrace,color,
religion,sex,sexualorientation,marital
status,nationalorigin,ancestry,familial
status,sourceofincome,disabilityormedical
condition,oraperceptionthatapersonis
associatedwithanotherpersonwhomayhave
anyofthesecharacteristics.
41
UnderCalifornialaw,alandlordcannotuse
anancialorincomestandardforpersonswho
wanttolivetogetherandcombinetheirincomes
thatisdifferentfromthelandlordsstandardfor
marriedpersonswhocombinetheirincomes.In
thecaseofagovernmentrentsubsidy,alandlord
whoisassessingapotentialtenantseligibility
forarentalunitmustuseanancialorincome
standardthatisbasedontheportionofrent
thatthetenantwouldpay.
42
Alandlordcannot
applyrules,regulationsorpoliciestounmarried
coupleswhoareregistereddomesticpartners
thatdonotapplytomarriedcouples.
43
Norcan
alandlordinquireastotheimmigrationstatusof
thetenantorprospectivetenantorrequirethata
tenantorprospectivetenantmakeanystatement
concerninghisorherimmigrationorcitizenship
status.
44
Itappearsthatdiscriminationon
immigrationorcitizenshipstatusresultsinillegal
discriminationifitisarbitrarynotrelatedtothe
responsibilitiesofatenant,oris,ineffect,onthe
basisofraceornationalorigin.
45
Itisillegalforlandlordstodiscriminateagainst
familieswithchildrenunder18.However,housing
forseniorcitizensmayexcludefamilieswith
children.Housingforseniorcitizensincludes
housingthatisoccupiedonlybypersonswho
areatleastage62,orhousingthatisoperated
foroccupancybypersonswhoareatleastage
55andthatmeetsotheroccupancy,policyand
reportingrequirementsstatedinthelaw.
46
Limitedexceptionsforsinglerooms
androommates
Iftheownerofanowner-occupied,single-family
homerentsoutaroominthehometoaroomer
oraboarder,andtherearenootherroomersor
boarderslivinginthehousehold,theownerisnot
subjecttotherestrictionslistedunderExamples
ofunlawfuldiscriminationonpage12.
39 GovernmentCodeSections12926(p),12927(e),12955(a),(d).SeeFairEmploymentandHousingAct,GovernmentCodeSection12900
andfollowing;federalFairHousingAct,42UnitedStatesCodeSection3601andfollowing.
40 CivilCodeSections51,51.2,53;Harrisv.CapitalGrowthInvestorsXIV(1991)52Cal.3d1142[278Cal.Rptr.614].
41 GovernmentCodeSection12955(m),CivilCodeSection51.
42 GovernmentCodeSections12955(n),(o).
43 Harrisv.CapitalGrowthInvestorsXIV(1991)52Cal.3d1142[278Cal.Rptr.614].
44 CivilCodeSection1940.3;CaliforniaPracticeGuide,Landlord-Tenant,Paragraph2:569.1(RutterGroup2009).
45 CaliforniaPracticeGuide,Landlord-Tenant,Paragraph2.553citingKoebkev.BernardoHeightsCountryClub(2005)36Cal.4th824
[31Cal.Rptr.3d565].SeeCivilCodeSection1940.3.
46 42UnitedStatesCodeSection3607(b),CivilCodeSection51.3(b)(1).Housingforseniorcitizensalsoincludes:Housingthatispro-
videdunderanystateorfederalprogramthattheSecretaryofHousingandUrbanDevelopmenthasdeterminedisspecicallydesigned
andoperatedtoassistelderlypersons(42UnitedStatesCodeSection3607(b));orahousingdevelopmentthatisdeveloped,substan-
tiallyrehabilitatedorsubstantiallyrenovatedforseniorcitizensandthathastheminimumnumberofdwellingunitsrequiredbylawfor
thetypeofareawherethehousingislocated(forexample,150dwellingunitsbuiltafterJanuary,1996inlargemetropolitanareas)(Civil
CodeSections51.2,51.3.GovernmentCodeSection12955.9.SeeMarinaPointLtd.v.Wolfson(1982)30Cal.3d721[180Cal.Rptr.
496]).Whilethelawprohibitsunlawfulagediscrimination,housingforhomelessyouthisbothpermittedandencouraged.(Government
CodeSection11139.3.)
13
However,theownercannotmakeoralor
writtenstatements,orusenoticesor
advertisementswhichindicateanypreference,
limitation,ordiscriminationbasedonrace,color,
religion,sex,sexualorientation,maritalstatus,
nationalorigin,ancestry,familialstatus,sourceof
income,ordisability.
47
Further,theownercannot
discriminateonthebasisofmedicalcondition
orage.
48
Apersoninasingle-familydwellingwho
advertisesforaroommatemayexpressa
preferenceonthebasisofgender,iflivingareas
(suchasthekitchen,livingroom,orbathroom)
willbesharedbytheroommate.
49
Resolvinghousingdiscriminationproblems
Ifyouareavictimofhousingdiscrimination
(forexample,ifalandlordrefusestorenttoyou
becauseofyourraceornationalorigin),youmay
haveseverallegalremedies,including:

Recoveryofout-of-pocketlosses.

Aninjunctionprohibitingtheunlawfulpractice.

Accesstohousingthatthelandlord
deniedyou.

Damagesforemotionaldistress.

Civilpenaltiesorpunitivedamages.

Attorneysfees.
Sometimes,acourtmayorderthelandlord
totakespecicactiontostopunlawful
discrimination.Forexample,thelandlordmaybe
orderedtoadvertisevacanciesinnewspapers
publishedbyethnicminoritygroups,ortoplace
fairhousingpostersintherentalofce.
Anumberofresourcesareavailabletohelp
resolvehousingdiscriminationproblems:

Localfairhousingorganizations(often
knownasfairhousingcouncils).Lookin
thewhite(business)andyellowpagesof
thephonebook.TheNationalFairHousing
Alliancemaintainsasearchabledatabase
oflocalorganizationsthatadvocateforfair
housingatwww.Fairhousing.org.

LocalCaliforniaapartmentassociation
chapters.Lookinthewhite(business)and
yellowpagesofthephonebook.TheCalifornia
ApartmentAssociationmaintainsalistoflocal
apartmentassociationchaptersat
www.caanet.org.

Localgovernmentagencies.Lookinthewhite
pagesofthephonebookunderCityorCounty
Government Ofces,orcalltheofcesoflocal
electedofcials(forexample,yourcitycouncil
representativeoryourcountysupervisor).

TheCaliforniaDepartmentofFair
EmploymentandHousinginvestigates
housingdiscriminationcomplaints(butnot
otherkindsoflandlord-tenantproblems).
ThedepartmentsHousingEnforcementUnit
canbereachedat(800)233-3212
TTY(800)700-2320.Youcanlearn
aboutthedepartmentscomplaintprocess
atwww.dfeh.ca.gov.

TheU.S.DepartmentofHousingandUrban
Development(HUD)enforcesthefederalfair
housinglaw,whichprohibitsdiscrimination
basedonsex,race,color,religion,national
origin,familialstatus,andhandicap
(disability).TocontactHUD,lookinthewhite
pagesofthephonebookunderUnited States
Government Ofces,orgotowww.hud.gov.

Legalaidorganizationsprovidefree
legaladvice,representation,andother
legalservicesinnoncriminalcasesto
economicallydisadvantagedpersons.
47 GovernmentCodeSections12927(a)(2)(A),12955(c).
48 CivilCodeSections51,51.2,GovernmentCodeSection12948.
49 GovernmentCodeSection12927(c)(2)(B).
14
Legalaidorganizationsarelocatedthroughout
thestate.Lookintheyellowpagesofthe
phonebookunderAttorneys,orgotowww.
lawhelpcalifornia.org/CA/StateDirectory.cfm.
TheLegalAidAssociationofCaliforniaalso
maintainsadirectoryoflegalaidorganizations
atwww.calegaladvocates.org.

Privateattorneys.Youmaybeabletohirea
privateattorneytotakelegalactionagainsta
landlordwhohasdiscriminatedagainstyou.
Forthenamesofattorneyswhospecializein
housingdiscriminationcases,callyourcounty
barassociationoranattorneyreferralservice.
Youmustactquicklyifyoubelievethata
landlordhasunlawfullydiscriminatedagainstyou.
Thetimelimitsforlinghousingdiscrimination
complaintsareshort.Forexample,acomplaint
totheDepartmentofFairEmploymentand
Housingmustbeledwithinoneyearfromthe
dateofthediscriminatoryact.
50
First,writedown
whathappened,includingdatesandthenames
ofthoseinvolved.Then,contactoneofthe
resourceslistedaboveforadviceandhelp.
BEFORE YOU AGREE TO RENT
Beforeyoudecideonarentalunit,thereare
severalotherpointstoconsider.Forexample:Is
anoralrentalagreementlegallybinding?What
arethedifferencesbetweenaleaseandarental
agreement?Whataresomeoftheadvantages
anddisadvantagesofeach?Thissection
answerstheseandotherquestions.
RENTALAGREEMENTSANDLEASES
Generalinformation
Beforeyoucanrentarentalunit,youand
thelandlordmustenterintooneoftwokindsof
agreements:aperiodicrentalagreementora
lease.Theperiodicrentalagreementorlease
createsthetenantsrighttoliveintherental
unit.Thetenantsrighttouseandpossessthe
landlordsrentalunitiscalledatenancy.
Aperiodicrentalagreementstatesthelength
oftime(thenumberofdays)betweentherent
paymentsforexampleaweek(sevendays)ora
month(30days).Thelengthoftimebetweenrent
paymentsiscalledtherentalperiod.
Aperiodicrentalagreementthatrequiresone
rentpaymenteachmonthisamonth-to-month
rentalagreement,andthetenancyisamonth-
to-monthtenancy.
51
Themonth-to-monthrental
agreementisbyfarthemostcommonkindof
rentalagreement,althoughlonger(orshorter)
rentalperiodscanbespecied.
Iftheperiodicrentalagreementrequiresthat
rentbepaidonceaweek,itisaweek-to-week
rentalagreementandthetenancyisaweek-to-
weektenancy.
52
Ineffect,aperiodicrentalagreementexpires
attheendofeachperiodforwhichthetenant
haspaidrent,andisrenewedbythenextrent
payment.
53
Aperiodicrentalagreementdoesnot
statethetotalnumberofweeksormonthsthat
theagreementwillbeineffect.Thetenantcan
continuetoliveintherentalunitaslongasthe
tenantcontinuestopayrent,andaslongasthe
landlorddoesnotaskthetenanttoleave.
Inaperiodicrentalagreement,thelength
oftimebetweentherentpayments(therental
period)determinesthreethings:

Howoftenthetenantmustpayrent;

Theamountofadvancenoticethatthetenant
mustgivethelandlord,andthatthelandlord
mustgivethetenant,ifeitherdecidesto
terminate(end)thetenancy;and
53 CivilCodeSections1945,1946,1946.1.
15

Theamountofadvancenoticethelandlord
mustgivethetenantifthelandlorddecides
tochangethetermsoftherentalagreement
otherthantherent.
54
(Specialrulesapply
totheamountofadvancenoticethatthe
landlordmustgivethetenanttoraisetherent
(seepages3133).)
Oralrentalagreements
Inanoralrentalagreement,youandthe
landlordagreeorally(notinwriting)thatyouwill
renttherentalunit.Inaddition,youagreetopay
aspeciedrentforaspeciedperiodoftime
forexample,aweekoramonth.Thiskindof
rentalagreementislegallybindingonbothyou
andthelandlord,eventhoughitisnotinwriting.
However,ifyouhaveadisagreementwithyour
landlord,youwillhavenowrittenproofofthe
termsofyourrentalagreement.Therefore,its
usuallybesttohaveawrittenrentalagreement.
However,eveniftheagreementisoral,the
landlordmustgiveyouawrittenstatement
regardingthename,streetaddress,andphone
numberofthelandlordoragentforreceiptof
legalnotices;thecontactinformationforthe
personwhoistoaccepttherent;andhowthe
rentistobepaid(forexamplebycash,checkor
moneyorder.)
55
Itsespeciallyimportanttohaveawritten
rentalagreementifyourtenancyinvolvesspecial
circumstances,suchasanyofthefollowing:

Youplantoliveintheunitforalongtime(for
example,ninemonthsorayear);

Yourlandlordhasagreedtoyourhavingapet
orwater-lledfurniture(suchasawaterbed);
or

Thelandlordhasagreedtopayanyexpenses
(forexample,utilitiesorgarbageremoval)orto
provideanyservices(forexample,agardener).
Anytimethatatenantandalandlordagreeto
theleaseofarentalunitformorethanoneyear,
theagreement must be in writing.
56
Ifsuchan
agreementisnotinwriting,itisnotenforceable.
Writtenrentalagreements
Awrittenrentalagreementisaperiodicrental
agreementthathasbeenputinwriting.The
writtenrentalagreementspeciesalltheterms
oftheagreementbetweenyouandthelandlord
forexample,itstatestherent,thelengthof
timebetweenrentpayments,andthelandlords
andyourobligations.Itmayalsocontainclauses
onpets,latefees,andamountofnotice.
Thelengthoftimebetweenrentpaymentsis
important.Inmostcases,theamountofadvance
noticethatthelandlordgivesyouwhennotifying
youofchangesinthetermsofthetenancymust
bethesameasthelengthoftimebetweenrent
payments.Forexample,ifyouhaveamonth-to-
monthrentalagreement,thelandlordusually
mustgiveyou30daysadvancewrittennoticeof
changessuchasanincreaseinthechargefor
parkingoranincreaseinthesecuritydeposit.
Inaddition,theamountofadvancewritten
noticethatyougivethelandlordbeforeyou
moveoutoftherentalunitmustbethesameas
thelengthoftimebetweenrentpayments.For
example,inamonth-to-monthrentalagreement,
youmustgivethelandlordatleast30days
advancewrittennoticeinordertoendtherental
agreement(seepage4950).Ifyouhavea
week-to-weekrentalagreement,youmustgive
thelandlordatleastsevendaysadvancewritten
noticeinordertoendtherentalagreement.
Normally,theamountofadvancewrittennotice
thatthelandlordgivesthetenanttochangethe
termsofthetenancymustbethesameasthe
lengthoftimebetweenrentpayments.However,
54 CivilCodeSections827(a),(b).
55 CivilCodeSection1962(b).
56 CivilCodeSections1091,1624(a)(3).
16

thelandlordandtenantcanspecicallyagreein
writingtoashorteramountofnotice(ashorter
noticeperiod).
57
Alandlordandatenantwho
haveamonth-to-monthrentalagreementmight
agreeto10daysadvancewrittennoticefora
changeinthetermsoftheagreement(other
thantherent).Thiswouldallowthelandlord,for
example,toincreasethechargeforparkingor
endthetenancybygivingthetenant10days
advancewrittennotice.Similarly,thetenantcould
endthetenancybygivingthelandlord10days
advancewrittennotice.Thenoticeperiodagreed
tobythelandlordandthetenantcanneverbe
shorterthansevendays.
58
Ifyouhaveawrittenperiodicrentalagreement,
specialrulesapplytotheamountofadvance
noticethatthelandlordmustgiveyoutoraise
therent(seepages3133).
Leases
Aleasestatesthetotalnumberofmonthsthat
theleasewillbeineffectforexample,sixor12
months.Mostleasesareinwriting,althoughoral
leasesarelegal.Iftheleaseisformorethanone
year,itmustbeinwriting.
59
Itisimportanttounderstandthat,eventhough
theleaserequirestherenttobepaidmonthly,
youareboundbytheleaseuntilitexpires(for
example,attheendof12months).Thismeans
thatyoumustpaytherentandperformallof
yourobligationsundertheleaseduringtheentire
leaseperiod.
60
Therearesomeadvantagestohavingalease.
Ifyouhavealease,thelandlordcannotraise
yourrentwhiletheleaseisineffect,unlessthe
leaseexpresslyallowsrentincreases.Also,the
landlordcannotevictyouwhiletheleaseisin
effect,exceptforreasonssuchasyourdamaging
thepropertyorfailingtopayrent.
Aleasegivesthetenantthesecurityofa
long-termagreementataknowncost.Evenif
theleaseallowsrentincreases,theleaseshould
specifyalimitonhowmuchandhowoftenthe
rentcanberaised.
Thedisadvantageofaleaseisthatifyouneed
tomove,aleasemaybedifcultforyoutobreak,
especiallyifanothertenantcantbefoundtotake
overyourlease.Ifyoumovebeforethelease
ends,thelandlordmayhaveaclaimagainstyou
fortherentfortherestoftheleaseterm.
Beforesigningalease,youmaywanttotalk
withanattorney,legalaidorganization,housing
clinic,ortenant-landlordprogramtomakesure
thatyouunderstandalloftheleasesprovisions,
yourobligations,andanyrisksthatyoumayface.
SHAREDUTILITYMETERS
Somebuildingshaveasinglegasorelectric
meterthatservesmorethanonerentalunit.In
otherbuildings,atenantsgasorelectricmeter
mayalsomeasuregasorelectricityusedina
commonarea,suchasthelaundryroomorthe
lobby.Insituationslikethese,thelandlordmust
disclosetoyouthatutilitymetersareshared
beforeyousigntherentalagreementorlease.
61
Ifyoubecomeatenant,thelandlordmustreach
anagreementwithyou,whichmustbeinwriting,
aboutwhowillpayforthesharedutilities(see
page22).
57 CivilCodeSection827(a),1946.
59 CivilCodeSections1091,1624(a)(3).
60 However,thetenantsobligationtopayrentdependsonthelandlordslivinguptohisorherobligationsundertheimplied warranty of
habitability.SeediscussionofRepairsandHabitability(pages3740)andHavingRepairsMade(pages4046).
61 CivilCodeSection1940.9,PublicUtilitiesCodeSection739.5.SeeCaliforniaPracticeGuide,Landlord-Tenant,Paragraphs2:170.1
2:170.9(RutterGroup2009).SeediscussionofutilitiesbillinginMoskovitzetal.,CaliforniaLandlord-TenantPractice,Paragraph
4.41A-4.41E(CalCont.Ed.Bar2009).ThereitisdiscussedthattheCaliforniaPublicUtilitiesCommission(CPUC)hasheldthatithasno
jurisdictioninthevastmajorityoflandlord-tenantbillingrelationships.Becausethereisnodirectregulationorguidancefromthe CPUC
orstatute,itisimportantthatallfacetsofthelandlord-tenantbillingrelationshipforutilitiesareagreedtoinwriting.
17
Rentalunitsinolderbuildingsmaynothave
separatewatermetersorsubmeters.California
lawdoesnotspecicallyregulatehowlandlords
billtenantsforwaterandsewerutilities.Askthe
landlordiftherentalunitthatyouplantorent
hasitsownwatermeterorsubmeter.Ifitdoes
not,andifthelandlordwillbillyouforwateror
sewerutilities,besurethatyouunderstandhow
thelandlordwillcalculatetheamountthatyou
willbebilled.
62
TRANSLATIONOFPROPOSED
RENTALAGREEMENT
Alandlordandatenantmaynegotiateprimarily
inSpanish,Chinese,Tagalog,Vietnameseor
Koreanfortherental,lease,orsubleaseof
arentalunit.Inthissituation,thelandlord
mustgivethetenantawrittentranslationof
theproposedleaseorrentalagreementinthe
languageusedinthenegotiationbeforethe
tenantsignsit.
63
Thisruleapplieswhetherthe
negotiationsareoralorinwriting.Theruledoes
notapplyiftherentalagreementisforonemonth
orless.
Thelandlordmustgivethetenantthewritten
translationoftheleaseorrentalagreement
whetherornotthetenantrequestsit.The
translationmustincludeeverytermandcondition
intheleaseorrentalagreement,butmayretain
elementssuchasnames,addresses,numerals,
dollaramountsanddatesinEnglish.Itisnever
sufcientforthelandlordtogivethewritten
translationoftheleaseorrentalagreementto
thetenantafterthetenanthassignedit.
However,thelandlordisnotrequiredtogive
thetenantawrittentranslationoftheleaseor
rentalagreementifallofthefollowingaretrue:

TheSpanish-,Chinese-,Tagalog-,Vietnamese-,or
Korean-speakingtenantnegotiatedtherental
agreementthroughhisorherowninterpreter;
and

Thetenantsinterpreterisabletospeak
uentlyandreadwithfullunderstanding
English,aswellasSpanish,Chinese,Tagalog,
Vietnamese,orKorean(whicheverwasusedin
thenegotiation);and

Theinterpreterisnotaminor(under18years
ofage);and

Theinterpreterisnotemployedormade
availablebyorthroughthelandlord.
Ifalandlordwhoisrequiredtoprovidea
writtentranslationofaleaseorrentalagreement
inoneoftheselanguagesfailstodoso,the
tenantcanrescind(cancel)theagreement.
64
WHEN YOU HAVE DECIDED
TO RENT
Beforeyousignarentalagreementoralease,
readitcarefullysothatyouunderstandallofits
terms.Whatkindoftermsshouldbeintherental
agreementorlease?Cantherentalagreementor
leaselimitthebasicrightsthatthelawgivesto
alltenants?Howmuchcanthelandlordrequire
youtopayasasecuritydeposit?Thissection
answerstheseandotherquestions.
62 SeediscussionofutilitybillinginMoskovitzetal.,CaliforniaLandlord-TenantPractice,Sections4.41A-4.41E(Cal.Cont.Ed.Bar2009).
ThereitisdiscussedthattheCaliforniaPublicUtilitiesCommission(CPUC)hasheldthatithasnojurisdictioninthevastmajorityof
landlord-tenantbillingrelationships.Becausethereisnodirectregulationorguidance fromtheCPUCorstatute,itisimportantthatall
facetsofthelandlord-tenantbillingrelationshipforutilitiesbeagreedtoinwriting.
63 CivilCodeSection1632(b).ThepurposeofthislawistoensurethattheSpanish-,Chinese-,Tagalog-,Vietnamese-,orKorean-speaking
personhasagenuineopportunitytoreadthewrittentranslationoftheproposedagreementthathasbeennegotiatedprimarilyinoneof
theselanguages,andtoconsultwithothers,beforesigningtheagreement.
64 CivilCodeSection1632(k).SeeCivilCodeSection1688andfollowingonrescissionofcontract.
18

WHATTHERENTALAGREEMENTORLEASE

Thenumberofpeopleallowedtoliveinthe
SHOULDINCLUDE
rentalunit.
Mostlandlordsuseprintedformsfortheir
leasesandrentalagreements.However,printed
formsmaydifferfromeachother.There is no
standard rental agreement or standard lease!
Therefore,carefullyreadandunderstandthe
entiredocumentbeforeyousignit.
Thewrittenrentalagreementorleaseshould
containallofthepromisesthatthelandlordor
thelandlordsagenthasmadetoyou,andshould
notcontainanythingthatcontradictswhatthe
landlordortheagenttoldyou.Iftheleaseor
rentalagreementreferstoanotherdocument,
suchastenantrulesandregulations,geta
copyandreaditbeforeyousignthewritten
agreement.
Dontfeelrushedintosigning.Makesurethat
youunderstandeverythingthatyoureagreeingto
bysigningtherentalagreementorlease.Ifyou
dontunderstandsomething,askthelandlord
toexplainittoyou.Ifyoustilldontunderstand,
discusstheagreementwithafriend,orwithan
attorney,legalaidorganization,tenant-landlord
program,orhousingclinic.
Keyterms
Thewrittenrentalagreementorleaseshould
containkeyterms,suchasthefollowing:

Thenamesofthelandlordandthetenant.

Theaddressoftherentalunit.

Theamountoftherent.

Whentherentisdue,towhomitistobepaid,
andwhereitistobepaid.

Theamountandpurposeofthesecurity
deposit(seepages2426).

Theamountofanylatechargeorreturned
checkfee(seepage30).

Whetherpetsareallowed.

Whetherattorneysfeescanbecollected
fromthelosingpartyintheeventofalawsuit
betweenyouandthelandlord.

Whoisresponsibleforpayingutilities(gas,
electric,water,andtrashcollection).
65

Iftherentalisahouseoraduplexwithayard,
whoisresponsiblefortakingcareoftheyard.

Anypromisesbythelandlordtomakerepairs,
includingthedatebywhichtherepairswillbe
completed.

Otheritems,suchaswhetheryoucansublet
therentalunit(seepage3536)andthe
conditionsunderwhichthelandlordcan
inspecttherentalunit(seepages3334).
Inaddition,therentalagreementorlease
mustdisclose:

theauthorizedmanageroftherentalproperty
andanowner(oranagentoftheowner)
whoisauthorizedtoreceivelegalnoticesfor
theowner.(Thisinformationcanbeposted
conspicuouslyinthebuildinginsteadofbeing
disclosedintherentalagreementorlease.)

thepersonorentitytowhomrentpayments
mustbemade.Ifyoumaymakeyourrent
paymentinperson,theagreementorlease
muststatetheusualdaysandhoursthatrent
maybepaidinperson.Or,thedocumentmay
statethename,streetaddress,andaccount
numberofthenancialinstitutionwhererent
paymentsmaybemade(ifitiswithinve
milesoftheunit)orinformationnecessary
toestablishanelectronicfundstransferfor
payingtherent.
65 CivilCodeSection1942.2.Ifyourlandlordisobligatedtopayutilitiesandhasfailedtopay,youmaytakeoverautilityserviceaccountif
itispendingtermination.Thislawrequiresutilityserviceproviderstogivetheterminationofservicenoticeinwritingtothetenantinthe
followinglanguages:English,Spanish,Chinese,Tagalog,Vietnamese,andKorean.Atenantwhohasmadeapaymenttoautility
pursuanttoSection777,777.1,10009,10009.1,12822,12822.1,16481,or1648.1ofthePublicUtilitiesCodemaydeductthe
paymentfromtherent.
19

Theforminwhichrentpaymentsmustbe
made(forexample,bycheckormoney
order).
66
(Asageneralrule,thelandlord
cannotrequirethatyoumakerentpaymentsin
cash.(Seepages2930.)
67
Iftherentalagreementisoral,thelandlordor
thelandlordsagentmustgivethetenant,within
15days,awrittenstatementcontainingthe
informationintheforegoingthreebulletpoints.
Thetenantmayrequestacopyofthiswritten
statementeachyearthereafter.
68
Everyrentalagreementorleasealsomust
containawrittennoticethattheCalifornia
DepartmentofJusticemaintainsaWebsiteat
www.meganslaw.ca.govthatprovidesinformation
aboutspeciedregisteredsexoffenders.This
noticemustbeinlegallyrequiredlanguage.
69
Arentalagreementorleasemaycontainother
terms.Examplesincludewhetheryoumustpark
yourcarinacertainplace,andwhetheryoumust
obtainpermissionfromthelandlordbeforehaving
aparty.
Itisimportantthatyouunderstandallofthe
termsofyourrentalagreementorlease.Ifyou
dontcomplywiththem,thelandlordmayhave
groundstoevictyou.
Dontsignarentalagreementoralease
ifyouthinkthatitstermsareunfair.Ifaterm
doesnttyourneeds,trytonegotiateamore
suitableterm(forexample,asmallersecurity
depositoralowerlatefee).Itsimportantthat
anyagreed-uponchangeintermsbeincludedin
therentalagreementorleasethatbothyouand
thelandlordsign.Ifyouandthelandlordagree
tochangeaterm,thechangecanbemadein
handwritingintherentalagreementorlease.
Bothofyoushouldtheninitialorsigninthearea
immediatelynexttothechangetoshowyour
approvalofthechange.Or,thedocumentcanbe
retypedwiththenewtermincludedinit.
Ifyoudontagreewithatermintherental
agreementorlease,andcantnegotiateabetter
term,carefullyconsidertheimportanceofthe
term,anddecidewhetherornotyouwanttosign
thedocument.
Theowneroftherentalunitortheperson
whosignstherentalagreementorleaseon
theownersbehalfmustgiveyouacopyofthe
documentwithin15daysafteryousignit.
70
Be
surethatyourcopyshowsthesignatureofthe
ownerortheownersagent,inadditiontoyour
signature.Keepthedocumentinasafeplace.
Tenantsbasiclegalrights
Tenants have basic legal rights that are always
present,nomatterwhattherentalagreement
orleasestates.Theserightsincludeallofthe
following:

Limitsontheamountofthesecuritydeposit
thatthelandlordcanrequireyoutopay(see
pages2426).

Limitsonthelandlordsrighttoenterthe
rentalunit(seepages3336).

Therighttoarefundofthesecuritydeposit,
orawrittenaccountingofhowitwasused,
afteryoumove(seepages5365).

Therighttosuethelandlordforviolationsof
thelaworyourrentalagreementorlease.

Therighttorepairseriousdefectsintherental
Continuedonpage22
66 CivilCodeSection1961-1962.7.SeeMuskovitzetal,CaliforniaLandlord-TenantPractice,Section1.21A(Cal.Cont.Ed.Bar2009);
CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs2:147-147.6(RutterGroup2009).
69 CivilCodeSection2079.10a,PenalCodeSection290.46.Therequiredlanguagediffersdependingonthedateoftheleaseorrental
agreement.SeeAppendix5.
70 CivilCodeSection1962(a)(4).
20
AlterationstoAccommodateaTenantWithaDisability
Alandlordmustallowatenantwithadisabilitytomakereasonablemodicationstothe
rentalunittotheextentnecessarytoallowthetenantfullenjoymentofthepremises.
71
The
tenantmustpayforthemodications.Asaconditionofmakingthemodications,thelandlord
mayrequirethetenanttoenterintoanagreementtorestoretheinterioroftherentalunittoits
previousconditionattheendofthetenancy.Thelandlordcannotrequireanadditionalsecurity
depositinthissituation.However,thelandlordandtenantmayagree,aspartofthetenants
agreementtorestoretherentalunit,thatthetenantwillpayareasonableestimateofthe
72
restorationcostintoanescrowaccount.
71 CivilCodeSection54.1(b)(3)(A).SeeExamplesofUnlawfulDiscriminationpage12.
72 CivilCodeSection54.1(b)(3)(A).
21
unitandtodeductcertainrepaircostsfrom
therent,underappropriatecircumstances
(seepages4142).

Therighttowithholdrentunderappropriate
circumstances(seepages4345).

Rightsunderthewarrantyofhabitability
(seepages3647).

Protectionagainstretaliatoryeviction(see
pages7980).
Theseandotherrightswillbediscussed
throughouttherestofthisbooklet.
Landlordsandtenantsdutyof
goodfaithandfairdealing
Everyrentalagreementandleaserequiresthat
thelandlordandtenantdealwitheachotherfairly
andingoodfaith.Essentially,thismeansthat
boththelandlordandthetenantmusttreateach
otherhonestlyandreasonably.Thisdutyofgood
faithandfairdealingisimpliedbylawinevery
rentalagreementandeverylease,eventhough
thedutyprobablyisnotexpresslystated.
73
Sharedutilities
Iftheutilitymeterforyourrentalunitis
sharedwithanotherunitoranotherpartofthe
building(seepage17),thenthelandlordmust
reachanagreementwithyouonwhowillpayfor
thesharedutilities.Thisagreementmustbein
writing(itcanbepartoftherentalagreementor
lease),andcanconsistofoneofthefollowing
options:

Thelandlordcanpayfortheutilitiesprovided
throughthemeterforyourrentalunitby
placingtheutilitiesinthelandlordsname;

Thelandlordcanhavetheutilitiesinthearea
outsideyourrentalunitputonaseparate
meterinthelandlordsname;or

Youcanagreetopayfortheutilitiesprovided
throughthemeterforyourrentalunittoareas
outsideyourrentalunit.
74
LANDLORDSDISCLOSURES
Lead-basedpaint
Iftherentalunitwasconstructedbefore
1978,thelandlordmustcomplywithallofthese
requirements:

Thelandlordmustdisclosethepresenceof
knownlead-basedpaintandlead-basedpaint
hazardsinthedwellingbeforethetenantsigns
theleaseorrentalagreement.Thelandlord
alsomustgivethetenantacopyofthefederal
governmentspamphlet,ProtectYourFamily
FromLeadinYourHome(availablebycalling
(800)424-LEAD,oronlineatwww.epa.gov/
lead/pubs/leadpdfe.pdf),beforethetenant
signstheleaseorrentalagreement.
75

Thelandlordisnotrequiredtoconductany
evaluationofthelead-basedpaint,orto
removeit.
76

Theleaseorrentalagreementmustcontain
aleadwarningstatementinlegally-required
language.
77
73 Andrewsv.MobileAireEstates(2005)125Cal.App.4th578[22Cal.Rptr.3d832].Atypicallegaldescriptionoftheimpliedcovenantof
goodfaithandfairdealingisthatneitherpartywilldoanythingthatwillinjuretherightoftheotherpartytoreceivethebenetsofthe
agreement.SeetheAndrewsdecisionforadiscussionofthecloselyrelatedimpliedcovenantofquietenjoyment.
74 CivilCodeSection1940.9.Thissectionalsoprovidesremediesforviolations.
75 CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs2:104.20-2:104.23(RutterGroup2009);42UnitedStatesCodeSections
4851b,4852d(thisdisclosurerequirementdoesnotapplytodwellingswithzerobedrooms,ortohousingforelderlyordisabledpersons
(unlessachildyoungerthansixisexpectedtoliveinthehousing));24CodeofFederalRegulationsSection35.88;seeHealthandSafety
CodeSection17920.10(dwellingsthatcontainleadhazards).
76 24CodeofFederalRegulationsSection35.88.
77 24CodeofFederalRegulationsSection35.92.SeeAppendix5.
22

Thelandlordalsomustgivepotential
tenantsandtenantsawrittenDisclosureof
InformationonLead-BasedPaintand/orLead-
BasedPaintHazards.
78
Periodicpestcontroltreatments
Apestcontrolcompanymustgivewritten
noticetothelandlordandtenantsofrental
propertyregardingpesticidestobeusedwhen
thecompanyprovidesaninitialtreatmentaspart
ofanongoingpest-controlservicecontract.The
landlordmustgiveacopyofthisnoticetoevery
newtenantwhowilloccupyarentalunitthatwill
beservicedundertheservicecontract.
79
Asbestos
Residentialpropertybuiltbefore1981may
containasbestos.Aleadingreferencefor
landlordsrecommendsthatlandlordsmake
asbestosdisclosurestotenantswhenever
asbestosisdiscoveredintherentalproperty.
(Thisbookalsocontainsdetailedinformation
onasbestosdisclosures,andprotectionsthat
landlordsmustprovidetheiremployees.)
80
Carcinogenicmaterial
Alandlordwith10ormoreemployeesmust
disclosetheexistenceofknowncarcinogenic
material(forexample,asbestos)toprospective
tenants.
81
Methamphetaminecontamination
Residentialpropertythathasbeenused
formethamphetamineproductionmaybe
signicantlycontaminated.
Alocalhealthofcerwhoinspectsrental
propertyandndsthatitiscontaminatedwitha
hazardouschemicalrelatedtomethamphetamine
laboratoryactivitiesmustissueanorder
prohibitingtheuseoroccupancyoftheproperty.
Thisordermustbeservedonthepropertyowner
andalloccupants.Theownerandalloccupants
thenmustvacatetheaffectedunitsuntilthe
ofcersendstheowneranoticethattheproperty
requiresnofurtheraction.
Theownermustgivewrittennoticeofthe
healthofcersorderandacopyofittopotential
tenantswhohavecompletedanapplicationto
rentthecontaminatedproperty.Beforesigninga
rentalagreement,thetenantmustacknowledge
inwritingthatheorshehasreceivedthenotice
andorder.Thetenantmayvoid(cancel)therental
agreementiftheownerdoesnotdoesnotcomply
withtheserequirements.Theownermustcomply
withtheserequirementsuntilheorshereceives
anoticefromthehealthofcerthattheproperty
requiresnofurtheraction.
82
TheserequirementstookeffectonJanuary1,
2006.
78 Moskovitzetal.,CaliforniaLandlord-TenantPractice,Section1.29(Cal.Cont.Ed.Bar2009);24CodeofFederalRegulationsSections
35.88,35.92.Thedisclosureformisavailableatwww.epa.gov/lead/pubs/lesr_eng.pdfandisreproducedinAppendix5.
79 BusinessandProfessionsCodeSection8538,CivilCodeSection1940.8.
80 Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,pages 245-248(NOLOPress2009).
Seealso:Portman&Brown,CaliforniaTenantsRights,pages184-198(NOLOPress2007).
81 Moskovitzetal.,CaliforniaLandlord-TenantPractice,Section1.29(Cal.Cont.Ed.Bar2009);HealthandSafetyCodeSections
25249.5-25249.13.
82 HealthandSafetyCodeSections25400.10-25400.46,effectiveJanuary1,2006.
23
Demolitionpermit thepotentialtenantsignsaleaseorrental
Theownerofadwellingwhohasappliedfora
permittodemolishthedwellingmustgivewritten
noticeofthisfacttoaprospectivetenantbefore
acceptinganyfeefromthetenantorenteringinto
arentalagreementwiththetenant.(Theowner
mustgivenoticetocurrenttenants,including
tenantswhohaventmovedinyet,before
applyingforapermit.)Thenoticemuststate
theearliestapproximatedatesthattheowner
expectsthedemolitiontooccurandthatthe
tenancywillend.
83
Militarybaseorexplosives
Alandlordwhoknowsthatarentalunitis
withinonemileofaclosedmilitarybasein
whichammunitionormilitaryexplosiveswere
usedmustgivewrittennoticeofthisfacttoa
prospectivetenant.Thelandlordmustgivethe
tenantthisnoticebeforethetenantsignsa
rentalagreement.
84
Deathintherentalunit
Ifaprioroccupantoftherentalunitdiedin
theunitwithinthelastthreeyears,theowner
ortheownersagentmustdisclosethisfactto
aprospectivetenantwhenthetenantoffersto
rentorleasetheunit.Theowneroragentmust
disclosethemannerofdeath,butisnotrequired
todisclosethattheoccupantwasillwith,ordied
from,AIDS.However,theowneroragentcannot
intentionallymisrepresentthecauseofdeathin
responsetoadirectquestion.
85
Condominiumconversionproject
Arentalunitmaybeinacondominium
conversionproject.Acondominiumconversion
projectisanapartmentbuildingthathas
beenconvertedintocondominiumsora
newlyconstructedcondominiumbuildingthat
replacesdemolishedresidentialhousing.Before
agreement,theownerorsubdividerofthe
condominiumprojectmustgivethetenant
writtennoticethat:

Theunithasbeenapprovedforsale,andmay
besold,tothepublic,and

Thetenantsleasemaybeterminated(ended)
iftheunitissold,and

Thetenantwillbeinformedatleast90days
beforetheunitisofferedforsale,and

Thetenantnormallywillbegivenarstoption
tobuytheunit.
Thenoticemustbeinlegallyrequired
language.Thisnoticerequirementappliesonly
tocondominiumconversionprojectsthathave
veormoredwellingunitsandthathavereceived
nalapproval.Ifthenoticeisnotgiven,the
tenantmayrecoveractualmovingexpensesnot
exceeding$1,100andtherstmonthsrenton
thetenantsnewrentalunit,ifany,nottoexceed
$1,100.Thesenoticeprovisionsdonotapply
toprojectsoffourdwellingunitsorless,orasa
resultoftransfersdueto:courtorder(including
probateproceedings),foreclosureproceedings,or
trusts.
86
BASICRULESGOVERNING
SECURITYDEPOSITS
Atthebeginningofthetenancy,thelandlord
mostlikelywillrequireyoutopayasecurity
deposit.Thelandlordcanusethesecurity
deposit,forexample,ifyoumoveoutowingrent,
damagetherentalunitbeyondnormalwearand
tear,orleavetherentallesscleanthanwhenyou
movedin.
87
UnderCalifornialaw,aleaseorrental
agreementcannotsaythatasecuritydeposit
isnonrefundable.
88
Thismeansthatwhenthe
86 GovernmentCodeSection66459;CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs5:313.5-5:313.9(RutterGroup2009).
SeeAppendix5fortherequiredlanguage.
87 CivilCodeSection1950.5(b).
88 CivilCodeSection1950.5(m);PortmanandBrown,CaliforniaTenantsRights,page235(NOLOPress2007).
24

tenancyends,thelandlordmustreturntoyouany
paymentthatisasecuritydeposit,unlessthe
landlordproperlyusesthedepositforalawful
purpose,asdescribedonpages26and5365.
Almostalllandlordschargetenantsasecurity
deposit.Thesecuritydepositmaybecalledlast
monthsrent,securitydeposit,petdeposit,key
fee,orcleaningfee.Thesecuritydepositmaybe
acombination,forexample,ofthelastmonths
rentplusaspecicamountforsecurity.No
matterwhatthesepaymentsorfeesarecalled,
thelawconsidersthemall,aswellasanyother
depositorcharge,tobepartofthesecurity
deposit.
89
Theoneexceptiontothisruleis
statedinthenextparagraph.
Thelawallowsthelandlordtorequirea
tenanttopayanapplicationscreeningfee,in
additiontothesecuritydeposit(seepage10).
90
Theapplicationscreeningfeeisnotpartofthe
securitydeposit.However,anyotherfeecharged
bythelandlordatthebeginningofthetenancy
tocoverthelandlordscostsofprocessinganew
tenantispartofthesecuritydeposit.
91
Hereare
examplesofthetwokindsoffees:

ApplicationscreeningfeeAlandlordmight
chargeyouanapplicationscreeningfee
tocoverthecostofobtaininginformation
aboutyou,suchascheckingyourpersonal
referencesandobtainingyourcreditreport
(seepage10).Theapplicationscreeningfee
isnotpartofthesecuritydeposit.Therefore,
itisnotrefundableaspartofthesecurity
deposit.

NewtenantprocessingfeeAlandlordmight
chargeyouafeetoreimbursethelandlordfor
thecostsofprocessingyouasanewtenant.
Forexample,atthebeginningofthetenancy,
thelandlordmightchargeyouforproviding
applicationforms,listingtheunitforrent,
interviewingandscreeningyou,andsimilar
purposes.Thesekindsoffeesarepartofthe
securitydeposit.
92
Therefore,thesefeesare
refundableaspartofthesecuritydeposit,
unlessthelandlordproperlyusesthedeposit
foralawfulpurpose,asdescribedonpages
24and5365.
Thelawlimitsthetotalamountthatthe
landlordcanrequireyoutopayasasecurity
deposit.Thetotalamountallowedassecurity
dependsonwhethertherentalunitis
unfurnishedorfurnishedandwhetheryouhave
awaterbed.

Unfurnishedrentalunit:Thetotalamountthat
thelandlordrequiresassecuritycannotbe
morethantheamountoftwo months rent.If
youhaveawaterbed,thetotalamountallowed
assecuritycanbeuptotwo-and-a-halftimes
themonthlyrent.

Furnishedrentalunit:Thetotalamountthat
thelandlordrequiresassecuritycannotbe
morethantheamountofthree months rent.
Ifyouhaveawaterbed,thetotalamount
allowedassecuritycanbeuptothree-and-a-
halftimesthemonthlyrent.

Plusrstmonthsrent:Thelandlordcan
requireyoutopaytherstmonthsrentin
additiontothesecuritydeposit.
93
Thelandlordnormallycannotrequirethat
youpaythesecuritydepositincash.(See
page29.)
Securitydepositexample:Supposethatyou
haveagreedtorentanunfurnishedapartment
for$500amonth.Beforeyoumovein,the
90 CivilCodeSections1950.5(b),1950.6.
93 CivilCodeSection1950.5(c).Theselimitationsdonotapplytolong-termleasesofatleastsixmonths,inwhichadvancepaymentofsix
monthsrent(ormore)maybecharged.CivilCodeSection1940.5setsthelimitsonsecuritydepositswhenthetenanthasawaterbedor
water-lledfurniture.Thesectionalsoallowsthelandlordtochargeareasonablefeetocoverthelandlordsadministrativecosts.
25
landlordcanrequireyoutopayuptotwo
timestheamountofthemonthlyrentasa
securitydeposit($500x2=$1,000).The
landlordalsocanrequireyoutopaytherst
monthsrentof$500,plusanapplication
screeningfeeofupto$42.06,inadditionto
the$1,000securitydeposit.Thisisbecause
therstmonthsrentandtheapplication
screeningfeearenotpartofthesecurity
deposit.
Supposethatthelandlordhasrequiredyouto
paya$1,000securitydeposit(themaximum
allowedbylawforanunnishedunitwhenthe
rentis$500amonth).Thelandlordcannot
alsodemand,forexample,a$200cleaning
deposit,a$15keydeposit,ora$50feeto
processyouasanewtenant.Thelandlord
cannotrequireanyoftheseextrafees
becausethetotalofalldepositsthenwould
bemorethanthe$1,000allowedbylawwhen
therentis$500amonth.
Supposethatyouaskthelandlordtomake
structural,decorativeorfurnishingalterations
totherentalunit,andthatyouagreetopaya
specicamountforthealterations.Thisamount
isnotsubjecttothelimitsontheamountofthe
securitydepositdiscussedonpages2425,
andisnotpartofthesecuritydeposit.Suppose,
however,thatthealterationsthatyouhave
requestedinvolvecleaningorrepairingdamage
forwhichthelandlordmaychargetheprevious
tenantssecuritydeposit.Inthatsituation,the
amountthatyoupayforthealterationswould
besubjecttothelimitsontheamountofthe
securitydepositandwouldbepartofthe
securitydeposit.
94
Apaymentthatisasecuritydepositcannotbe
nonrefundable.
95
However,whenyoumoveout
oftherental,thelawallowsthelandlordtokeep
partorallofthesecuritydepositinanyoneor
moreofthefollowingsituations:

Youowerent;

Youleavetherentallesscleanthanwhenyou
movedin;

Youhavedamagedtherentalbeyondnormal
wearandtear;and

Youfailtorestorepersonalproperty(such
askeysorfurniture),otherthanbecauseof
normalwearandtear.
Ifnoneofthesecircumstancesispresent,the
landlordmustreturntheentireamountthatyou
havepaidassecurity.However,ifyouhaveleft
therentalverydirtyordamagedbeyondnormal
wearandtear,forexample,thelandlordcankeep
anamountthatisreasonablynecessarytoclean
orrepairtherental.
96
Deductionsfromsecurity
depositsarediscussedindetailonpages
5365.
Makesurethatyourrentalagreementor
leaseclearlystatesthatyouhavepaidasecurity
deposittothelandlordandcorrectlystatesthe
amountthatyouhavepaid.Therentalagreement
orleaseshouldalsodescribethecircumstances
underwhichthelandlordcankeeppartorallof
thesecuritydeposit.Mostlandlordswillgiveyou
awrittenreceiptforallamountsthatyoupayas
asecuritydeposit.Keepyourrentalagreementor
leaseincaseofadispute.
97
THEINVENTORYCHECKLIST
Youandthelandlordorthelandlordsagent
shouldllouttheInventoryChecklistonpages
107110(oronelikeit).Itsbesttodothis
beforeyoumovein,butitcanbedonetwo
orthreedayslater,ifnecessary.Youandthe
landlordoragentshouldwalkthroughtherental
95 CivilCodeSection1950.5(m).
96 CivilCodeSection1950.5(b),(e).
97 CivilCodeSection1950.5(o)(describesevidencethatprovestheexistenceandamountofasecuritydeposit).
26
unittogetherandnotetheconditionoftheitems
includedinthechecklistintheConditionUpon
Arrivalsection.
Bothofyoushouldsignanddatethe
checklist,andbothofyoushouldkeepacopy
ofit.Carefullycompletingthechecklistat
thebeginningofthetenancywillhelpavoid
disagreementsabouttheconditionoftheunit
whenyoumoveout.Seeadditionalsuggestions
abouttheInventoryChecklistonpage107.
RENTERSINSURANCE
Rentersinsuranceprotectsthetenants
personalpropertyfromlossescausedbyreor
theft.Italsoprotectsatenantagainstliability
(legalresponsibility)formanyclaimsorlawsuits
ledbythelandlordorothersallegingthatthe
tenanthasnegligently(carelessly)injuredanother
personordamagedthepersonsproperty.
Rentersinsuranceusuallyonlyprotectsthe
policyholder.Itwouldnotprotecttheroommates
personalproperty;inordertobeprotected,the
roommatemusttakeouthisorherownpolicy.
Carelesslycausingarethatdestroysthe
rentalunitoranothertenantspropertyisan
exampleofnegligenceforwhichyoucouldbe
heldlegallyresponsible.
98
Youcouldberequired
topayforthelossesthatthelandlordorother
tenantsuffers.Rentersinsurancewouldpay
theotherpartyonyourbehalfforsomeorallof
theselosses.Forthatreason,itsoftenagood
ideatopurchaserentersinsurance.
99
Rentersinsurancemaynotbeavailablein
everyarea.Ifrentersinsuranceisavailable,and
ifyouchoosetopurchaseit,becertainthatit
providestheprotectionyouwantandisfairly
priced.Youshouldcheckwithmorethanone
insurancecompany,sincethepriceandtype
ofcoveragemaydifferwidelyamonginsurance
companies.Thepricealsowillbeaffectedby
howmuchinsuranceprotectionyoudecideto
purchase.
Yourlandlordprobablyhasinsurancethat
coverstherentalunitordwelling,butyou
shouldntassumethatthelandlordsinsurance
willprotectyou.Ifthelandlordsinsurance
companypaysthelandlordforalossthatyou
cause,theinsurancecompanymaythensueyou
torecoverwhatithaspaidthelandlord.
Ifyouwanttouseawaterbed,thelandlordcan
requireyoutohaveawaterbedinsurancepolicy
tocoverpossiblepropertydamage.
100
RENTCONTROL
SomeCaliforniacitieshaverentcontrol
ordinancesthatlimitorprohibitrent
increases.
101
Someoftheseordinancesspecify
proceduresthatalandlordmustfollowbefore
increasingatenantsrent,orthatmakeevicting
atenantmoredifcultforalandlord.Each
communitysordinanceisdifferent.
Forexample,someordinancesallowlandlords
toevicttenantsonlyforjustcause.Under
theseordinances,thelandlordmuststateand
proveavalidreasonforterminatingamonth-
to-monthtenancy.Othercitiesdonthavethis
requirement.
Somecitieshaveboardsthathavethepower
toapproveordenyincreasesinrent.Othercities
ordinancesallowacertainpercentageincrease
inrenteachyear.Becauseofrecentchanges
inStatelaw,allrentcontrolcitiesnowhave
vacancydecontrol.Thismeansthatthelandlord
canre-rentaunitatthemarketratewhenthe
tenantmovesoutvoluntarilyorwhenthelandlord
terminatesthetenancyfornonpaymentofrent.
98 Ingeneral,everypersonisresponsiblefordamagessustainedbysomeoneelseasaresultofthepersonscarelessness.
(CivilCodeSection1714).
99 SeediscussionofrentersinsuranceinPortmanandBrown,CaliforniaTenantsRights,pages313-314(NOLOPress2007).
100 CivilCodeSection 1940.5(a).
101 SeelistofrentcontrolcitiesinAppendix2onpage90.
27

Someordinancesmakeitmoredifcultfor
ownerstoconvertrentalsintocondominiums.
Somekindsofpropertycannotbesubjectto
localrentcontrol.Forexample,propertythatwas
issuedacerticateofoccupancyafterFebruary
1995isexemptfromrentcontrol.Beginning
January1,1999,tenanciesinsinglefamily
homesandcondosareexemptfromrentcontrol
ifthetenancybeganafterJanuary1,1996.
102
Arentcontrolordinancemaychangethe
landlord-tenantrelationshipinotherimportant
waysbesidesthosedescribedhere.Findoutif
youliveinacitywithrentcontrol.(Seethelist
ofcitieswithrentcontrolinAppendix2.)Contact
yourlocalhousingofcialsorrentcontrolboard
forinformation.Youcanndoutabouttherent
controlordinanceinyourarea(ifthereisone)at
yourlocallawlibrary,
103
orbyrequestingacopy
ofyourlocalordinancefromthecityorcounty
clerksofce.Somecitiespostinformationabout
theirrentcontrolordinancesontheirWebsite
(forexample,informationaboutLosAngelesrent
controlordinanceisavailableatwww.lacity.org/
lahd).
LIVING IN THE RENTAL UNIT
Asatenant,youmusttakereasonablecareof
yourrentalunitandanycommonareasthatyou
use.Youmustalsorepairalldamagethatyou
cause,orthatiscausedbyanyoneforwhomyou
areresponsible,suchasyourfamily,guests,or
pets.
104
Theseimportanttenantresponsibilities
arediscussedinmoredetailunderDealingwith
Problems,pages3647.
Thissectiondiscussesotherissuesthatcan
comeupwhileyourelivingintherentalunit.For
example,canthelandlordentertherentalunit
withoutnotifyingyou?Canthelandlordraisethe
rentevenifyouhavealease?Whatcanyoudoif
youhavetomovebeforetheendofthelease?
PAYINGTHERENT
Whenisrentdue?
Mostrentalagreementsandleasesrequire
thatrentbepaidatthebeginningofeachrental
period.Forexample,inamonth-to-monthtenancy,
rentusuallymustbepaidontherstdayofthe
month.However,yourleaseorrentalagreement
canspecifyanydayofthemonthasthedaythat
rentisdue(forexample,the10thofeverymonth
inamonth-to-monthrentalagreement,orevery
Tuesdayinaweek-to-weekrentalagreement).
Asexplainedonpage19,therentalagreement
orleasemuststatethenameandaddressof
thepersonorentitytowhomyoumustmake
rentpayments.Ifthisaddressdoesnotaccept
personaldeliveries,youcanmailyourrent
paymenttotheowneratthestatednameand
address.Ifyoucanshowproofthatyoumailed
therenttothestatednameandaddress(for
example,areceiptforcertiedmail),thelaw
assumesthattherentisreceivablebytheowner
onthedateofpostmark.
105
Itsveryimportantforyoutopayyourrenton
thedayitsdue.Notpayingontimemightlead
toanegativeentryonyourcreditreport,
106
late
fees(seepage30),andeveneviction(seepages
6771).
102 Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,page81andAppendixC(NOLO
Press2009);andCivilCodeSection1954.52.
103 Forexample,seethediscussionsinBrown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,
AppendixC(NOLOPress2009)andCaliforniaPracticeGuide,Landlord-Tenant,Chapter5(RutterGroup2009).
104 CivilCodeSections1929,1941.2.
105 CivilCodeSection1962(f).
106 Ifthelandlordintendstoreportnegativecreditinformationaboutthetenanttoacreditbureau,thelandlordmustdisclosethisintentto
thetenant.Thelandlordmustgivenoticetothetenant,eitherbeforereportingtheinformation,orwithin30daysafterreportingit.The
landlordmaypersonallydeliverthenoticetothetenantorsendittothetenantbyrst-classmail.Thenoticemaybeintherentalagree-
ment.(CivilCodeSection1785.26;Moskovitzetal.,CaliforniaLandlord-TenantPractice,Sections1.29,4.9(Cal.Cont.Ed.Bar2009).
28

Checkorcash? OnApril1,yougiveyourlandlordyourrent
Thelandlordorlandlordsagentnormally
cannotrequireyoutopayrentincash.However,
thelandlordoragentcanrequireyoutopayrent
incashif,withinthelastthreemonths,youhave
paidthelandlordoragentwithacheckthathas
beendishonoredbythebank.(Adishonored
checkisonethatthebankreturnswithoutpaying
becauseyoustoppedpaymentonitorbecause
youraccountdidnothaveenoughmoneyinit.)
Inordertorequireyoutopayrentincash,
thelandlordmustrstgiveyouawrittennotice
statingthatyourcheckwasdishonoredandthat
youmustpaycashfortheperiodoftimestated
bythelandlord.Thisperiodcannotbemorethan
threemonthsafteryou:

orderedthebanktostoppaymentonthe
check,or

attemptedtopaywithacheckthatthe
bankreturnedtothelandlordbecauseof
insufcientfundsinyouraccount.
Thelandlordmustattachacopyofthe
dishonoredchecktothenotice.Ifthenotice
changesthetermsofyourrentalagreement,
thelandlordmustgiveyoutheproperamountof
advancenotice(seepages1517).
107
Thesesamerulesapplyifthelandlord
requeststhatyoupaythesecuritydepositin
cash.
Example:Supposethatyouhaveamonth-to-
monthrentalagreementandthatyourrentis
dueontherstofthemonth.Supposethat
therentalagreementdoesnotspecifythe
formofrentpayment(check,cash,money
order,etc.)ortheamountofnoticerequired
tochangethetermsoftheagreement(see
pages1517).
checkforApril.OnApril11,yourlandlord
receivesanoticefromhisbankstatingthat
yourcheckhasbeendishonoredbecauseyou
didnothaveenoughmoneyinyouraccount.
OnApril12,thelandlordhandsyouanotice
statingthatyourcheckwasdishonoredand
thatyoumustpayrentincashforthenext
threemonths.Whatareyourrightsand
obligationsunderthesefacts?Whatarethe
landlordsrightsandobligations?
Unfortunately,thelawthatallowsthelandlord
torequirecashpaymentsdoesnotclearly
answerthesequestions.Thefollowingis
basedonafairinterpretationofthelaw.
Therequirementthatyoupayrentincash
changesthetermsofyourrentalagreement
andtakeseffectin30days(onMay12).This
isbecauseunderyourrentalagreement,the
landlordmustgiveyou30daysnoticeof
changesinit.(Seepages1517.)Therefore,
youcouldpayyourMay1rentpaymentby
check. However,thismightcausethelandlord
toserveyouwitha30-daynoticetoendthe
tenancy(seepages67-68).Therequirement
thatyoupayrentincashcontinuesforthree
monthsafterthelandlordreceivedthenotice
thatyourcheckwasdishonored(throughJuly
10).YouwouldhavetopayyourJune1and
July1rentpaymentsincash,ifthetenancy
continues.WhataboutyourApril1rentcheck
thatwasreturnedbythelandlordsbank?As
apracticalmatter,youshouldmakethecheck
goodimmediately.Ifyoudont,thelandlord
canserveyouwithathree-daynotice,which
istherststepinanactiontoevictyou(see
pages6771).
108
107 CivilCodeSection1947.3.Waiveroftheseprovisionsisvoidandunenforceable.
108 Seediscussionoflatefeesanddishonoredcheckfees,pages2930.Payingbycheckwithknowledgethattheaccounthasinsufcient
fundsandwithintenttodefraudisacrime.(PenalCodeSection476a.).
29
Obtainingreceiptsforrentpayments fee,askthelandlordtojustifyit(forexample,
Ifyoupayyourrentincashorwithamoney
order,youshouldaskyourlandlordforasigned
anddatedreceipt.Legally,youareentitledtoa
writtenreceiptwheneveryoupayyourrent.
109
If
youpaywithacheck,youcanusethecanceled
checkasareceipt.Keepthereceiptsorcanceled
checkssothatyouwillhaverecordsofyour
paymentsincaseofadispute.
Latefeesanddishonoredcheckfees
Alandlordcanchargealatefeetoatenant
whodoesntpayrentontime.However,a
landlordcandothisonlyiftheleaseorrental
agreementcontainsalatefeeprovision.Insome
communities,latefeesarelimitedbylocal
rentcontrolordinances.(SeeRentControl,
pages2728.)
Latefeesmustbereasonablyrelatedtothe
coststhatyourlandlordfacesasaresultofyour
rentpaymentbeinglate.Aproperlysetlatefee
islegallyvalid.However,alatefeethatisso
highthatitamountstoapenaltyisnotlegally
valid.
110
Whatifyouvesignedaleaseorrental
agreementthatcontainsalate-feeprovision,
andyouregoingtobelateforthersttime
payingyourrent?Ifyouhaveagoodreasonfor
beinglate(forexample,yourpaycheckwaslate),
explainthistoyourlandlord.Somelandlords
willwaive(forgive)thelatefeeifthereisa
goodreasonfortherentbeinglate,andifthe
tenanthasbeenresponsibleinotherways.Ifthe
landlordisntwillingtoforgiveorlowerthelate
intermsofadministrativecostsforprocessing
thepaymentlate).However,ifthelatefeeis
reasonable,itprobablyisvalid;youwillhave
topayitifyourrentpaymentislate,andifthe
landlordinsists.
Thelandlordalsocanchargethetenantafee
ifthetenantscheckfortherent(oranyother
payment)isdishonoredbythetenantsbank.(A
dishonoredcheckisoftencalledabounced
orNSForreturnedcheck.)Inorderforthe
landlordtochargethetenantareturnedcheck
fee,theleaseorrentalagreementmustauthorize
thefee,andtheamountofthefeemustbe
reasonable.
Forexample,areasonablereturnedcheck
feewouldbetheamountthatthebankcharges
thelandlord,plusthelandlordsreasonable
costsbecausethecheckwasreturned.
UnderCaliforniasbadcheckstatute,the
landlordcanchargeaservicechargeinstead
ofthedishonoredcheckfeedescribedinthis
paragraph.Theservice chargecanbeupto$25
fortherstcheckthatisreturnedforinsufcient
funds,andupto$35foreachadditional
check.
111
Partialrentpayments
Youwillviolateyourleaseorrentalagreement
ifyoudontpaythefullamountofyourrenton
time.Ifyoucantpaythefullamountontime,
youmaywanttooffertopaypartoftherent.
However,thelawallowsyourlandlordtotakethe
partialpaymentandstillgiveyouaneviction
112
notice.
110 SeeHarborIslandHoldings,LLCv.Kim(2003)107Cal.App.4th790[132Cal.Rptr.2d406](liquidateddamagesprovisionunenforce-
ablebecauseitborenoreasonablerelationshiptorangeofactualdamagespartiescouldhaveanticipated);Orozcov.Casimiro(2004)
121Cal.App.4thSupp.7[17Cal.Rptr.3d175](latefeeinvalidbecauselandlordfailedtoestablishthatdamagesforlatepaymentof
rentwereextremelydifculttox).
111 CivilCodeSection1719(a)(1).Advancedisclosureoftheamountoftheservicechargeisanearlyuniversalpractice,butisnotexplicitly
requiredbySection1719.Thelandlordcannotcollectbothadishonoredcheckfeeandaservicecharge.Thelandlordlosestherightto
collecttheservicechargeifthelandlordseeksthetrebledamagesthatareauthorizedbythebadchecklaw.(CivilCode
Section1719).
112 CodeofCivilProcedureSection1161paragraph2.
30

Ifyourlandlordiswillingtoacceptapartial
rentpaymentandgiveyouextratimetopaythe
balance,itsimportantthatyouandthelandlord
agreeonthedetailsinwriting.Thewritten
agreementshouldstatetheamountofrentthat
youhavepaid,thedatebywhichtherestofthe
rentmustbepaid,theamountofanylatefee
thatisdue,andthelandlordsagreementnot
toevictyouifyoupaytheamountduebythat
date.Bothyouandthelandlordshouldsignthe
agreement,andyoushouldkeepacopy.Suchan
agreementislegallybinding.
SECURITYDEPOSITINCREASES
Whetherthelandlordcanincreasethe
amountofthesecuritydepositafteryoumovein
dependsonwhattheleaseorrentalagreement
says,andhowmuchofasecuritydeposityou
havepaidalready.
Ifyouhavealease,thesecuritydeposit
cannotbeincreasedunlessincreasesare
permittedbythetermsofthelease.
Inaperiodicrentalagreement(forexample,
amonth-to-monthagreement),thelandlordcan
increasethesecuritydepositunlessthisis
prohibitedbytheagreement.Thelandlordmust
giveyoupropernoticebeforeincreasingthe
securitydeposit.(Forexample,30daysadvance
writtennoticenormallyisrequiredinamonth-to-
monthrentalagreement.)
However,iftheamountthatyouhavealready
paidasasecuritydepositequalstwotimesthe
currentmonthlyrent(foranunfurnishedunit)
orthreetimesthecurrentmonthlyrent(fora
furnishedunit),thenyourlandlordcantincrease
thesecuritydeposit,nomatterwhattherental
agreementsays.(Seethediscussionofthelimits
onsecuritydeposits,pages2426.)Localrent
controlordinancesmayalsolimitincreasesin
securitydeposits.
Thelandlordmustgiveyouproperadvance
writtennoticeofanyincreaseinthesecurity
deposit.(SeeProperServiceofNotices,
page71.)
Thelandlordnormallycannotrequirethatyou
paythesecuritydepositincreaseincash.
(Seepage29.)
RENTINCREASES
Howoftencanrentberaised?
Ifyouhavealeaseformorethan30days,your
rentcannotbeincreasedduringthetermofthe
lease,unlesstheleaseallowsrentincreases.
Ifyouhaveaperiodicrentalagreement,
yourlandlordcanincreaseyourrent,butthe
landlordmustgiveyouproperadvancenoticein
writing.Thewrittennoticetellsyouhowmuchthe
increasedrentisandwhentheincreasegoes
intoeffect.
Californialawguaranteesyouatleast30days
advancewrittennoticeofarentincreaseifyou
haveamonth-to-month(orshorter)periodic
rentalagreement.
Underthelaw,yourlandlordmustgiveyouat
least30daysadvancenoticeiftherentincrease
is10percent(orless)oftherentchargedat
anytimeduringthe12monthsbeforetherent
increasetakeseffect.Yourlandlordmustgive
youatleast60 daysadvancenoticeiftherent
increaseisgreater than10percent.
113
Inorder
tocalculatethepercentageoftherentincrease,
youneedtoknowthelowestrentthatyour
landlordchargedyouduringthepreceding12
months,andthetotalofthenewincreaseandall
otherincreasesduringthatperiod.
113 CivilCodeSection827(b).Longernoticeperiodsapplyifrequired,forexample,bystatute,regulationorcontract.(CivilCodeSection
827(c).)TenantsinSection8housingmustbegivenatleast30dayswrittennoticeofagreater-than-10-percentrentincreaseifthe
increaseiscausedbyachangeinthetenantsincomeorfamilycomposition,asdeterminedbythelocalhousingauthoritysrecertica-
tion.(CivilCodeSection827(b)(3)).
31
Examples:Assumethatyourcurrentrentis
$500permonthdueontherstofthemonth
andthatyourlandlordwantstoincreaseyourrent
$50to$550beginningthisJune1.Toseehow
muchnoticeyourlandlordmustgiveyou,count
back12monthstolastJune.
30daysnoticerequired:Supposethat
yourrentwas$500lastJune1.Hereshowto
calculatethepercentageoftherentincrease
andtheamountofnoticethatthelandlordmust
giveyou:
10%of
rentlast
June1
$500rent
x.10
$50
Amount
ofrent
increase
$50
Compared
to
isthe
same
as
10%
of
rent
$50
Yourlandlordthereforemustgiveyouat
least30daysadvancewrittennoticeofthe
rentincrease.
60daysnoticerequired:Supposethatyour
rentwas$475lastJune1,andthatyourlandlord
raisedyourrent$25to$500lastNovember.
Hereshowtocalculatethepercentageofthe
rentincreaseandtheamountofnoticethatthe
landlordmustgiveyou:
10%of
rentlast
June1
$475rent
x.10
$47.50
Amount
ofrent
increase
$25
+$50
$75
Compared
to
ismore
than
10%
of
rent
$47.50
Nowsupposethatyourrentwas$500last
June1,butthatinsteadofincreasingyourrent
$50,yourlandlordwantstoincreaseyourrent
$75to$575beginningthisJune1.Hereshow
tocalculatethepercentageoftherentincrease
andtheamountofnoticethatthelandlordmust
giveyou:
10%of
rentlast
June1
Amount
ofrent
increase
Compared
to
10%
of
rent
$500
rentx.10
$50 $75 ismore
than
$50
Yourlandlordthereforemustgiveyouatleast
60daysadvancewrittennoticeoftherent
increase.
Normally,inthecaseofaperiodicrental
agreement,thelandlordcanincreasetherent
asoftenasthelandlordlikes.However,the
landlordmustgiveproperadvancewrittennotice
oftheincrease,andtheincreasecannotbe
retaliatory(seepages7980).Localrentcontrol
ordinancesmayimposeadditionalrequirements
onthelandlord.
Increasesinrentforgovernment-nanced
housingusuallyarerestricted.Ifyoulivein
government-nancedhousing,checkwiththe
localpublichousingauthoritytondoutwhether
thereareanyrestrictionsonrentincreases.
Rentincrease;noticeandeffectivedate
Alandlordsnoticeofrentincreasemustbe
inwriting.Thelandlordcandeliveracopyofthe
noticetoyoupersonally.
114
Inthiscase,the
rentincreasetakeseffectin30or60days,as
justexplained.
Yourlandlordthereforemustgiveyouat
least60daysadvancewrittennoticeofthe
rentincrease.
114 CivilCodeSection827(b)(1)(A).
32
Thelandlordalsocangiveyouanoticeof
rentincreasebyrstclassmail.Inthiscase,
thelandlordmustmailacopyofthenoticeto
you,withproperpostage,addressedtoyou
attherentalunit.Thelandlordmustgiveyou
anadditionalvedaysadvancenoticeofthe
rentincreaseifthelandlordmailsthenotice.
Therefore,thelandlordwouldhavetogiveyouat
least35daysnoticefromthedateofmailingif
therentincreaseis10percentorless.Iftherent
increaseismorethan10percent,thelandlord
wouldhavetogiveyouatleast65daysnotice
fromthedateofmailing.
115
Exampleofarentincrease
Mostnoticesofrentincreasestatethatthe
increasewillgointoeffectatthebeginningof
therentalperiod.Forexample,alandlordwho
wishestoincreasetherentby10percentorless
inamonth-to-monthrentaleffectiveonOctober
1mustmakesurethatnoticeoftheincreaseis
deliveredtothetenantpersonallybySeptember
1ormailedtothetenantbyAugust27.However,
alandlordcanmaketheincreaseeffectiveatany
timeinthemonthifproperadvancenotice
isgiven.
Iftheincreaseintherentbecomeseffective
inthemiddleoftherentalperiod,thelandlordis
entitledtoreceivetheincreasedrentforonlythe
lasthalfoftherentalperiod.Forexample:

Rentalperiod:month-to-month,fromtherst
dayofthemonthtothelastdayofthemonth.

Rent:$500permonth.

Rentincrease:$50(from$500to$550)per
month(a10percentincrease).

Datethatthenoticeofrentincreaseis
deliveredtothetenantpersonally:April15
(thatis,themiddleofthemonth).

Earliestdatethattherentincreasecantake
effect:May15.
IfthelandlorddeliversthenoticeonApril15,
theincreasebecomeseffective30dayslater,on
May15.Thelandlordisentitledtotheincreased
rentbeginningonMay15.OnMay1,thetenant
wouldpay$250forthersthalfofMay(thatis,
15daysattheoldrentof$500),plus$275for
thelasthalfofMay(thatis,15daysatthenew
rentof$550).ThetotalrentforMaythatisdue
onMay1wouldbe$525.Lookingatitanother
way,thelandlordisentitledtoonlyone-halfofthe
increaseintherentduringMay,sincethenotice
ofrentincreasebecameeffectiveinthemiddle
ofthemonth.
Ofcourse,thelandlordcoulddeliveranotice
ofrentincreaseonApril15whichstatesthat
therentincreasetakeseffectonJune1.Inthat
case,thetenantwouldpay$500rentonMay1,
and$550rentonJune1.
WHENCANTHELANDLORD
ENTERTHERENTALUNIT?
Californialawstatesthatalandlordcanenter
arentalunitonlyforthefollowingreasons:

Inanemergency.

Whenthetenanthasmovedoutorhas
abandonedtherentalunit.

Tomakenecessaryoragreed-upon
repairs,decorations,alterations,orother
improvements.

Toshowtherentalunittoprospectivetenants,
purchasers,orlenders,toprovideentryto
contractorsorworkerswhoaretoperform
workontheunit,ortoconductaninitial
inspectionbeforetheendofthetenancy
(seeInitialInspectionsidebar,pages5558).
115 CivilCodeSection827(b)(1)(B)(2),(3).
33

Ifacourtorderpermitsthelandlordto
enter.
116

Ifthetenanthasawaterbed,toinspect
theinstallationofthewaterbedwhen
theinstallationhasbeencompleted,and
periodicallyafterthattoassurethatthe
installationmeetsthelawsrequirements.
117
Thelandlordorthelandlordsagentmust
givethetenantreasonableadvancenoticein
writingbeforeenteringtheunit,andcanenter
onlyduringnormalbusinesshours(generally,
8a.m.to5p.m.onweekdays).Thenotice
muststatethedate,approximatetimeand
purposeofentry.
118
However,advancewritten
noticeisnotrequiredunderanyofthefollowing
circumstances:

Torespondtoanemergency.

Thetenanthasmovedoutorhasabandoned
therentalunit.

Thetenantispresentandconsentstothe
entryatthetimeofentry.

Thetenantandlandlordhaveagreedthatthe
landlordwillmakerepairsorsupplyservices,
andhaveagreedorallythatthelandlord
mayentertomaketherepairsorsupply
theservices.Theagreementmustinclude
thedateandapproximatetimeofentry,
whichmustbewithinoneweekoftheoral
agreement.
119
Thelandlordoragentmayuseanyoneof
thefollowingmethodstogivethetenantwritten
noticeofintenttoentertheunit.Thelandlordor
agentmay:

Personallydeliverthenoticetothetenant;or

Leavethenoticeattherentalunitwitha
personofsuitableageanddiscretion(for
example,aroommateorateenagememberof
thetenantshousehold);or

Leavethenoticeon,nearorundertheunits
usualentrydoorinsuchawaythatitislikely
tobefound;or

Mailthenoticetothetenant.
120
Thelawconsiders24hoursadvancewritten
noticetobereasonableinmostsituations.
Ifthenoticeismailedtothetenant,
mailingatleastsixdaysbeforetheintended
entryispresumedtobereasonable,inmost
situations.
121
Thetenantcanconsenttoshorter
noticeandtoentryattimesotherthanduring
normalbusinesshours.
Specialrulesapplyifthepurposeoftheentry
istoshowtherentaltoapurchaser.Inthatcase,
thelandlordorthelandlordsagentmaygive
thetenantnoticeorally,eitherinpersonorby
telephone.Thelawconsiders24hoursnotice
tobereasonableinmostsituations.However,
beforeoralnoticecanbegiven,thelandlordor
agentmustrsthavenotiedthetenantinwriting
thattherentalisforsaleandthatthelandlord
oragentmaycontactthetenantorallytoarrange
toshowit.Thiswrittennoticemustbegivento
thetenantwithin120daysoftheoralnotice.The
oralnoticemuststatethedate,approximatetime
andpurposeofentry.
122
Thelandlordoragent
mayenteronlyduringnormalbusinesshours,
unlessthetenantconsentstoentryatadifferent
116 CivilCodeSection1954(a)(4).
118 CivilCodeSection1954(b),(d)(1).
119 CivilCodeSection1954(d),(e).
120 CivilCodeSection1954(d)(1).
122 CivilCodeSection1954(d)(2);seeMoskovitzetal.,CaliforniaLandlord-TenantPractice,Section3.3(Cal.Cont.Ed.Bar2009).
34
time.
123
Whenthelandlordoragententersthe
rental,heorshemustleavewrittenevidenceof
entry,suchasabusinesscard.
124
Thelandlordcannotabusetherightof
accessallowedbytheserules,orusethisright
ofaccesstoharass(repeatedlydisturb)the
tenant.
125
Also,thelawprohibitsalandlordfrom
signicantlyandintentionallyviolatingthese
accessrulestoattempttoinuencethetenantto
movefromtherentalunit.
126
Ifyourlandlordviolatestheseaccessrules,
talktothelandlordaboutyourconcerns.Ifthat
isnotsuccessfulinstoppingthelandlords
misconduct,sendthelandlordaformalletter
askingthelandlordtostrictlyobservetheaccess
rulesstatedabove.Ifthelandlordcontinuesto
violatetheserules,youcantalktoanattorney
oralegalaidorganization,orlesuitinsmall
claimscourttorecoverdamagesthatyouhave
sufferedduetothelandlordsmisconduct.Ifthe
landlordsviolationoftheseruleswassignicant
andintentional,andthelandlordspurposewas
toinuenceyoutomovefromtherentalunit,you
cansuethelandlordinsmallclaimscourtfora
civilpenaltyofupto$2,000foreachviolation.
127
SUBLEASESANDASSIGNMENTS
Sometimes,atenantwithaleasemayneed
tomoveoutbeforetheleaseends,ormayneed
helppayingtherent.Inthesesituations,the
tenantmaywanttosubleasetherentalunitor
assigntheleasetoanothertenant.However,the
tenantcannotsubleasetherentalunitorassign
theleaseunlessthetermsoftheleaseallowthe
tenanttodoso.
Subleases
Asubleaseisaseparaterentalagreement
betweentheoriginaltenantandanewtenant
whomovesintemporarily(forexample,forthe
125 CivilCodeSection1954(c).
126 CivilCodeSection1940.2(a)(4).
summer),orwhomovesinwiththeoriginal
tenantandsharestherent.Thenewtenantis
calledasubtenant.
Withasublease,theagreementbetween
theoriginaltenantandthelandlordremainsin
force.Theoriginaltenantisstillresponsiblefor
payingtherenttothelandlord,andfunctions
asalandlordtothesubtenant.Anysublease
agreementbetweenatenantandasubtenant
shouldbeinwriting.
Mostrentalagreementsandleasescontaina
provisionthatprohibits(prevents)tenantsfrom
subleasingorassigningrentalunits.Thiskind
ofprovisionallowsthelandlordtocontrolwho
rentstherentalunit.Ifyourrentalagreementor
leaseprohibitssubleasesorassignments,you
mustgetyourlandlordspermissionbeforeyou
subleaseorassigntherentalunit.
Evenifyourrentalagreementdoesntcontain
aprovisionthatprohibitsyoufromsubleasing
orassigning,itswisetodiscussyourplans
withyourlandlordinadvance.Subleasesand
assignmentsusuallydontworkoutsmoothly
unlesseveryonehasagreedinadvance.
Youmightuseasubleaseintwosituations.
Intherstsituation,youmayhavealarger
apartmentorhousethanyouneed,andmaywant
helppayingtherent.Therefore,youwanttorent
aroomtosomeone.Inthesecondsituation,you
maywanttoleavetherentalunitforacertain
periodandreturntoitlater.Forexample,youmay
beacollegestudentwholeavesthecampusarea
forthesummerandreturnsinthefall.Youmay
wanttosubleasetoasubtenantwhowillagree
tousetherentalunitonlyforthatperiodoftime.
Underasubleaseagreement,thesubtenant
agreestomakepaymentstoyou,notto
thelandlord.Thesubtenanthasnodirect
35
responsibilitytothelandlord,onlytoyou.The
subtenanthasnogreaterrightsthanyoudo
astheoriginaltenant.Forexample,ifyouhave
amonth-to-monthrentalagreement,sodoes
thesubtenant.Ifyourrentalagreementdoes
notallowyoutohaveapet,thenthesubtenant
cannothaveapet.
Inanysubleasesituation,itsessential
thatbothyouandthesubtenanthaveaclear
understandingofbothofyourobligations.Tohelp
avoiddisputesbetweenyouandthesubtenant,
thisunderstandingshouldbeputintheformof
awrittensubleaseagreementthatbothyouand
thesubtenantsign.
Thesubleaseagreementshouldinclude
thingsliketheamountandduedateoftherent,
wherethesubtenantistosendtherent,who
isresponsibleforpayingtheutilities(typically,
gas,electric,water,trash,andtelephone),the
datesthattheagreementbeginsandends,a
listofanypossessionsthatyouareleavingin
therentalunit,andanyconditionsofcareand
useoftherentalunitandyourpossessions.Its
alsoimportantthatthesubleaseagreementbe
consistentwiththelease,sothatyourobligations
undertheleasewillbefullyperformedbythe
subtenant,ifthatiswhatyouandthesubtenant
haveagreedon.
Assignments
Anassignmentisatransferofyourrights
asatenanttosomeoneelse.Youmightuse
anassignmentifyouhavealeaseandneedto
movepermanentlybeforetheleaseends.Likea
sublease,anassignmentisacontractbetween
theoriginaltenantandthenewtenant(not
thelandlord).
However,anassignmentdiffersfroma
subleaseinoneimportantway.Ifthenew
tenantacceptstheassignment,thenewtenant
isdirectlyresponsibletothelandlordforthe
paymentofrent,fordamagetotherentalunit,
andsoon.Nevertheless,anassignmentdoes
notrelievetheoriginaltenantofhisorherlegal
obligationstothelandlord.Ifthenewtenant
doesntpayrent,ordamagestherentalunit,the
originaltenantremainslegallyresponsibletothe
landlord.
128
Inorderfortheoriginaltenanttoavoidthis
responsibility,thelandlord,theoriginaltenant,
andthenewtenantallmustagreethatthenew
tenantwillbesolelyresponsibletothelandlord
undertheassignment.Thisagreementiscalleda
novation,andshouldbeinwriting.
Remember:Evenifthelandlordagreesto
asubleaseorassignment,thetenantisstill
responsiblefortherentalunitunlessthereis
awrittenagreement(anovation)thatstates
otherwise.Forthisreason,thinkcarefullyabout
whomyouletliveintherentalunit.
DEALING WITH PROBLEMS
Mostlandlord-tenantrelationshipsgo
smoothly.However,problemssometimesdo
arise.Forexample,whatiftherentalunits
furnacegoesoutinthemiddleofthewinter?
Whathappensifthelandlordsellsthebuilding
ordecidestoconvertitintocondominiums?
Thissectiondiscussestheseandotherpossible
issuesandproblemsinthelandlord-tenant
relationship.
REPAIRSANDHABITABILITY
Arentalunitmustbettolivein;thatis,it
mustbehabitable.Inlegalterms,habitable
meansthattherentalunitistforoccupation
byhumanbeingsandthatitsubstantially
complieswithstateandlocalbuildingandhealth
codesthatmateriallyaffecttenantshealthand
safety.
129
129 Greenv.SuperiorCourt(1974)10Cal.3d616,637-638[111Cal.Rptr.704,719];CivilCodeSections1941,1941.1.
36

Californialawmakeslandlordsandtenants
eachresponsibleforcertainkindsofrepairs,
althoughlandlordsultimatelyarelegally
responsibleforassuringthattheirrentalunits
arehabitable.
Landlordsresponsibilityforrepairs
Beforerentingarentalunittoatenant,a
landlordmustmaketheunitttolivein,or
habitable.Additionally,whiletheunitisbeing
rented,thelandlordmustrepairproblems
thatmaketherentalunitunttolivein,or
uninhabitable.
Thelandlordhasthisdutytorepairbecause
ofaCaliforniaSupremeCourtcase,called
Greenv.SuperiorCourt,
130
whichheldthatall
residentialleasesandrentalagreementscontain
animpliedwarrantyofhabitability.Underthe
impliedwarrantyofhabitability,thelandlordis
legallyresponsibleforrepairingconditionsthat
seriouslyaffecttherentalunitshabitability.
131
Thatis,thelandlordmustrepairsubstantial
defectsintherentalunitandsubstantial
failurestocomplywithstateandlocalbuilding
andhealthcodes.
132
However,thelandlordis
notresponsibleundertheimpliedwarrantyof
habitabilityforrepairingdamagesthatwere
causedbythetenantorthetenantsfamily,
guests,orpets.
133
Generally,thelandlordalsomustdo
maintenanceworkwhichisnecessarytokeep
therentalunitliveable.
134
Whetherthelandlord
orthetenantisresponsibleformakingless
seriousrepairsisusuallydeterminedbythe
rentalagreement.
Thelawisveryspecicastowhatkindsof
conditionsmakearentaluninhabitable.These
arediscussedinthefollowingpages.
Tenantsresponsibilityforrepairs
Tenantsarerequiredbylawtotakereasonable
careoftheirrentalunits,aswellascommon
areassuchashallwaysandoutsideareas.
Tenantsmustacttokeepthoseareasclean
andundamaged.Tenantsalsoareresponsible
forrepairofalldamagethatresultsfromtheir
neglectorabuse,andforrepairofdamage
causedbyanyoneforwhomtheyareresponsible,
suchasfamily,guests,orpets.
135
Tenants
responsibilitiesforcareandrepairoftherental
unitarediscussedindetailonpages3940.
Conditionsthatmakearentalunit
legallyuninhabitable
Therearemanykindsofdefectsthatcould
makearentalunitunlivable.Theimpliedwarranty
ofhabitabilityrequireslandlordstomaintaintheir
rentalunitsinaconditiontfortheoccupation
ofhumanbeings.
136
Inaddition,therentalunit
mustsubstantiallycomplywithbuildingand
housingcodestandardsthatmateriallyaffect
tenantshealthandsafety.
137
Arentalunitmaybeconsidereduninhabitable
(unlivable)ifitcontainsaleadhazardthat
endangerstheoccupantsorthepublic,oris
asubstandardbuildingbecause,forexample,
astructuralhazard,inadequatesanitation,or
anuisanceendangersthehealth,life,safety,
property,orwelfareoftheoccupantsorthe
public.
138
130 Greenv.SuperiorCourt(1974)10Cal.3d616[111Cal.Rptr.704].
131 Greenv.SuperiorCourt(1974)10Cal.3d616[111Cal.Rptr.704];Hinsonv.Delis(1972)26Cal.App.3d62[102Cal.Rptr.661].
132 Greenv.SuperiorCourt(1974)10Cal.3d616,637-638[111Cal.Rptr.704,718-719].
138 CivilCodeSection1941.1paragraph1,HealthandSafetyCodeSections17920.3,17920.10.
37
Adwellingalsomaybeconsidered
uninhabitable(unlivable)ifitsubstantiallylacks
anyofthefollowing:
139

Effectivewaterproongandweatherprotection
ofroofandexteriorwalls,includingunbroken
windowsanddoors.

Plumbingfacilitiesingoodworkingorder,
includinghotandcoldrunningwater,
connectedtoasewagedisposalsystem.

Gasfacilitiesingoodworkingorder.

Heatingfacilitiesingoodworkingorder.

Anelectricsystem,includinglighting,wiring,
andequipment,ingoodworkingorder.

Cleanandsanitarybuildings,grounds,and
appurtenances(forexample,agardenor
adetachedgarage),freefromdebris,lth,
rubbish,garbage,rodents,andvermin.

Adequatetrashreceptaclesingoodrepair.

Floors,stairways,andrailingsingoodrepair.
Inadditiontotheserequirements,eachrental
unitmusthaveallofthefollowing:

Aworkingtoilet,washbasin,andbathtubor
shower.Thetoiletandbathtuborshowermust
beinaroomwhichisventilatedandallows
privacy.

Akitchenwithasinkthatcannotbemadeof
anabsorbentmaterialsuchaswood.

Naturallightingineveryroomthroughwindows
orskylights.Windowsineachroommustbe
abletoopenatleasthalfwayforventilation,
unlessafanprovidesmechanicalventilation.

Safereoremergencyexitsleadingtoastreet
orhallway.Stairs,hallways,andexitsmustbe
keptlitter-free.Storageareas,garages,and
basementsmustbekeptfreeofcombustible
materials.
140

Operabledeadboltlocksonthemainentry
doorsofrentalunits,andoperablelockingor
securitydevicesonwindows.
141

Workingsmokedetectorsinallunitsof
multi-unitbuildings,suchasduplexesand
apartmentcomplexes.Apartmentcomplexes
alsomusthavesmokedetectorsincommon
stairwells.
142

Alockingmailboxforeachunit.Themailbox
mustbeconsistentwiththeUnitedStates
PostalServicestandardsforapartment
housingmailboxes.
143

Groundfaultcircuitinterruptersforswimming
poolsandantisuctionprotectionsforwading
poolsinapartmentcomplexesandother
residentialsettings(butnotsinglefamily
residences).
144
Theimpliedwarrantyofhabitabilityisnot
violatedmerelybecausetherentalunitisnot
inperfect,aestheticallypleasingcondition.Nor
140 HealthandSafetyCodeSections17900-17995;CaliforniaLandlordsLawBook:RightsandResponsibilities,page186(NOLOPress
2009).
141 CivilCodeSection1941.3.Seethissectionforadditionaldetailsandexemptions.Remediesforviolationoftheserequirementsarelisted
atCivilCodeSection1941.3(c).SeeCaliforniaPracticeGuide,Landlord-Tenant,Paragraphs3:21.5-3:21.10(RutterGroup2009).
142 HealthandSafetyCode13113.7.
143 HealthandSafetyCodeSection17958.3;CivilCodeSection1941.1(i).
144 HealthandSafetyCodeSections116049.1,116064.
38
istheimpliedwarrantyofhabitabilityviolatedif
thereareminorhousingcodeviolations,which,
standingalone,donotaffecthabitability.
145
Whileitisthelandlordsresponsibility
toinstallandmaintaintheinsidewiringfor
onetelephonejack,itisunclearwhetherthe
landlordsfailuretodosoisabreachofthe
impliedwarrantyofhabitability.
146
Anauthoritativereferencebooksuggests
twoadditionalwaysinwhichtheimplied
warrantyofhabitabilitymaybeviolated.The
rstisthepresenceofmoldconditionsin
therentalunitthataffectthelivabilityofthe
unitorthehealthandsafetyoftenants.The
secondfollowsfromanewlawthatimposes
obligationsonapropertyownerwhoisnotied
byalocalhealthofcerthatthepropertyis
contaminatedbymethamphetamine.(Seepage
23.)Thisreferencebooksuggeststhatatenant
whoisdamagedbythiskindofdocumented
contaminationmaybeabletoclaimabreachof
theimpliedwarrantyofhabitability.
147
Limitationsonlandlordsduty
tokeeptherentalunithabitable
Evenifarentalunitisunlivablebecauseof
oneoftheconditionslistedabove,alandlord
maynotbelegallyrequiredtorepairthecondition
ifthetenanthasnotfullledthetenantsown
responsibilities.
Inadditiontogenerallyrequiringatenant
totakereasonablecareoftherentalunitand
commonareas(seepage37),thelawlists
specicthingsthatatenantmustdotokeepthe
rentalunitliveable.
Tenantsmustdoallofthefollowing:

Keepthepremisesascleanandsanitaryas
theconditionofthepremisespermits.

Useandoperategas,electrical,andplumbing
xturesproperly.(Examplesofimproperuse
includeoverloadingelectricaloutlets;ushing
large,foreignobjectsdownthetoilet;and
allowinganygas,electrical,orplumbingxture
tobecomelthy.)

Disposeoftrashandgarbageinacleanand
sanitarymanner.

Notdestroy,damage,ordefacethepremises,
orallowanyoneelsetodoso.

Notremoveanypartofthestructure,dwelling
unit,facilities,equipment,orappurtenances,
orallowanyoneelsetodoso.

Usethepremisesasaplacetolive,anduse
theroomsfortheirintendedpurposes.For
example,thebedroommustbeusedasa
bedroom,andnotasakitchen.
148

Notifythelandlordwhendeadboltlocksand
windowlocksorsecuritydevicesdontoperate
properly.
149
However,alandlordmayagreeinwritingto
cleantherentalunitanddisposeofthetrash.
150
Ifatenantviolatestheserequirementsin
someminorway,thelandlordisstillresponsible
forprovidingahabitabledwelling,andmaybe
prosecutedforviolatinghousingcodestandards.
Ifthetenantfailstodooneoftheserequired
things,andthetenantsfailurehaseither
substantiallycausedanunlivableconditionto
occurorhassubstantiallyinterferedwiththe
145 Greenv.SuperiorCourt(1974)10Cal.3d616,637-638[111Cal.Rptr.704,718-719];Hinsonv.Delis(1972)26Cal.App.3d62,70
[102Cal.Rptr.661,666].
146 CivilCodeSection1941.4;PublicUtilitiesCodeSection788.SeeCaliforniaPracticeGuide,Landlord-Tenant,Paragraph3:21.10
(RutterGroup2009).
147 Moskovitzetal.,CaliforniaLandlord-TenantPractice,Section3.11B(Cal.Cont.Ed.Bar2009);seeHealthandSafetyCodeSections
25400.10-25400.46,effectiveJanuary1,2006.
148 CivilCodeSection1941.2(a)(5).
39
landlordsabilitytorepairthecondition,the
landlorddoesnothavetorepairthecondition.
151
However,atenantcannotwithholdrentorhas
noactionagainstthelandlordforviolatingthe
impliedwarrantyofhabitabilityifthetenanthas
failedtomeettheserequirements.
152
Responsibilityforotherkindsofrepairs
Asforlessseriousrepairs,therental
agreementorleasemayrequireeitherthetenant
orthelandlordtoxaparticularitem.Items
coveredbysuchanagreementmightinclude
refrigerators,washingmachines,parkingplaces,
orswimmingpools.Theseitemsareusually
consideredamenities,andtheirabsencedoes
notmakeadwellingunituntforliving.
Theseagreementstorepairareusually
enforceableinaccordancewiththeintentofthe
partiestotherentalagreementorlease.
153
Tenantsagreementtomakerepairs
Thelandlordandthetenantmayagreein
therentalagreementorleasethatthetenant
willperformallrepairsandmaintenancein
exchangeforlowerrent.
154
Suchanagreement
mustbemadeingoodfaith:theremustbea
realreductionintherent,andthetenantmust
intendandbeabletomakeallthenecessary
repairs.Whennegotiatingtheagreement,the
tenantshouldconsiderwhetherheorshewants
totrytonegotiateacapontheamountthathe
orshecanberequiredtospendmakingrepairs.
Regardlessofanysuchagreement,thelandlord
isresponsibleformaintainingthepropertyas
requiredbystateandlocalhousingcodes.
155
HAVINGREPAIRSMADE
Ifatenantbelievesthathisorherrental
unitneedsrepairs,andthatthelandlordis
responsiblefortherepairsundertheimplied
warrantyofhabitability,thetenantshould
notifythelandlord.Sincerentalunitstypically
arebusinessinvestmentsforlandlords,most
landlordswanttokeepthemsafe,clean,
attractive,andingoodrepair.
Itsbestforthetenanttonotifythelandlordof
damageordefectsbybothatelephonecalland
aletter.Thetenantshouldspecicallydescribe
thedamageordefectsandtherequiredrepairs
inboththephonecallandtheletter.Thetenant
shoulddatetheletterandkeepacopytoshow
thatnoticewasgivenandwhatitsaid.Ifthe
tenantgivesnoticetothelandlordbye-mailor
fax,thetenantshouldfollowupwithaletter.
(Seepages4546.)
Thetenantshouldsendthelettertothe
landlord,manager,oragentbycertiedmailwith
returnreceiptrequested.Sendingthenotice
bycertiedmailisnotrequiredbylaw,butisa
verygoodidea.Or,thetenant(orafriend)may
personallydeliverthenoticetothelandlord,
manager,oragentandaskforareceiptto
showthatthenoticewasreceived.Thetenant
shouldkeepacopyofthenoticeandthereceipt,
orsomeotherevidencethatthenoticewas
delivered.(SeeGivingthelandlordnotice,
pages4546.)
Ifthelandlorddoesntmaketherequested
repairs,anddoesnthaveagoodreasonfornot
doingso,thetenantmayhaveoneofseveral
151 CivilCodeSection1941.2(a).
152 CivilCodeSection1929,1942(c);see Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights
&Responsibilities,pages188-189(NOLOPress2009).
153 PortmanandBrown,CaliforniaTenantsRights,page30(NOLOPress2007).
40
remedies,dependingontheseriousnessofthe
repairs.Theseremediesarediscussedinthe
restofthissection.Each of these remedies has
its own risks and requirements, so the tenant
should use them carefully.
Therepairanddeductremedy
Therepairanddeductremedyallowsa
tenanttodeductmoneyfromtherent,uptothe
amountofonemonthsrent,topayforrepairof
defectsintherentalunit.
156
Thisremedycovers
substandardconditionsthataffectthetenants
healthandsafety,andthatsubstantiallybreach
157
(See
discussionoftheimpliedwarrantyofhabitability,
pages3639.)Examplesmightincludealeakin
theroofduringtherainyseason,nohotrunning
water,oragasleak.
Asapracticalmatter,therepairanddeduct
remedyallowsatenanttomakeneededrepairs
ofseriousconditionswithoutlingalawsuit
againstthelandlord.Becausethisremedy
involveslegaltechnicalities,itsagoodidea
forthetenanttotalktoalawyer,legalaid
organization,ortenantsassociationbefore
proceeding.
Thebasicrequirementsandstepsforusing
therepairanddeductremedyareasfollows:
1.Thedefectsmustbeseriousanddirectly
relatedtothetenantshealthandsafety.
158
2.Therepairscannotcostmorethanone
monthsrent.
3.Thetenantcannotusetherepairanddeduct
remedymorethantwiceinany12-month
period.
4.Thetenantorthetenantsfamily,guests,or
petsmustnothavecausedthedefectsthat
requirerepair.
5.Thetenantmustinformthelandlord,either
orallyorinwriting,oftherepairsthatare
needed.(SeeGivingthelandlordnotice,
pages4546.)
6.Thetenantmustgivethelandlorda
reasonableperiodoftimetomakethe
neededrepairs.

Whatisareasonableperiodoftime?This
dependsonthedefectsandthetypesof
repairsthatareneeded.Thelawusually
considers30daystobereasonable,
butashorterperiodmaybeconsidered
reasonable,dependingonthesituation.
Forexample,ifthefurnaceisbrokenand
itsverycoldoutdoors,twodaysmaybe
consideredreasonable(assumingthata
qualiedrepairpersonisavailablewithin
thattimeperiod).
7.Ifthelandlorddoesntmaketherepairswithin
areasonableperiodoftime,thetenantmay
eithermaketherepairsorhiresomeonetodo
them.Thetenantmaythendeductthecostof
therepairsfromtherentwhenitisdue.The
tenantshouldkeepallreceiptsfortherepairs.

Itsagoodidea,butnotalegalrequirement,
forthetenanttogivethelandlordawritten
noticethatexplainswhythetenanthasnt
paidthefullamountoftherent.Thetenant
shouldkeepacopyofthisnotice.
Risks:Thedefectsmaynotbeseriousenough
tojustifyusingtherepairanddeductremedy.In
thatevent,thelandlordcansuethetenantto
recoverthemoneydeductedfromtherent,orcan
leanevictionactionbasedonthenonpayment
ofrent.Ifthetenantdeductedmoneyforrepairs
notcoveredbytheremedy,ordidntgivethe
landlordproperadvancenoticeorareasonable
157 CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs3:115-3:116(RutterGroup2009).
41
timetomakerepairs,thecourtcanorderthe
tenanttopaythefullrenteventhoughthetenant
paidfortherepairs,orcanorderthattheeviction
proceed.
Thelandlordmaytrytoevictthetenantor
raisetherentbecausethetenantusedtherepair
anddeductremedy.Thiskindofactionisknown
asaretaliatoryeviction(seepages7980).
Thelawprohibitsthistypeofeviction,withsome
limitations.
159
Theabandonmentremedy
Insteadofusingtherepairanddeduct
remedy,atenantcanabandon(moveoutof)a
defectiverentalunit.Thisremedyiscalledthe
abandonmentremedy.Atenantmightusethe
abandonmentremedywherethedefectswould
costmorethanonemonthsrenttorepair,
160
but this is not a requirement of the remedy.The
abandonmentremedyhasmostofthesame
requirementsandbasicstepsastherepairand
deductremedy.
161
Inordertousetheabandonmentremedy,the
rentalunitmusthavesubstandardconditions
thataffectthetenantshealthandsafety,and
thatsubstantiallybreachtheimpliedwarranty
ofhabitability.
162
(Seediscussionoftheimplied
warrantyofhabitability,pages3739.)Ifthe
tenantusesthisremedyproperly,thetenantis
notresponsibleforpayingfurtherrentonceheor
shehasabandonedtherentalunit.
163
Thebasicrequirementsandstepsforlawfully
abandoningarentalunitare:
1.Thedefectsmustbeseriousanddirectly
relatedtothetenantshealthandsafety.
164
2.Thetenantorthetenantsfamily,guests,or
requirerepair.
3.Thetenantmustinformthelandlord,either
orallyorinwriting,oftherepairsthatare
pages4546.)
reasonableperiodoftimetomaketheneeded
repairs.

Whatisareasonableperiodoftime?
Thisdependsonthedefectsandthe
typesofrepairsthatareneeded.The
lawusuallyconsiders30daystobe
reasonable,butashorterperiodmaybe
consideredreasonable,dependingonthe
circumstances.Forexample,iftreeroots
blockthemainsewerdrainandnoneofthe
toiletsordrainswork,areasonableperiod
mightbeaslittleasoneortwodays.
areasonableperiodoftime,thetenantshould
notifythelandlordinwritingofthetenants
reasonsformovingandthenactuallymove
out.Thetenantshouldreturnalltherental
unitskeystothelandlord.Thenoticeshould
bemailedordeliveredasexplainedinGiving
thelandlordnotice,pages45--46.Thetenant
shouldkeepacopyofthenotice.

Itsagoodidea,butnotalegalrequirement,
forthetenanttogivethelandlordwritten
noticeofthetenantsreasonsformoving
out.Thetenantslettermaydiscourage
thelandlordfromsuingthetenantto
160 CaliforniaPracticeGuide,Landlord-Tenant,Paragraph3:127(RutterGroup2009).
162 CaliforniaPracticeGuide,Landlord-Tenant,Paragraph3:115-3:116,3:126(RutterGroup2009).
164 Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,page189(NOLOPress2009).
42
collectadditionalrentorotherdamages.A
writtennoticealsodocumentsthetenants
reasonsformoving,whichmaybehelpful
intheeventofalaterlawsuit.Ifpossible,
thetenantshouldtakephotographsora
videoofthedefectiveconditionsorhave
localhealthorbuildingofcialsinspect
therentalunitbeforemoving.Thetenant
shouldkeepacopyofthewrittennoticeand
anyinspectionreportsandphotographsor
videos.
Risks:Thedefectsmaynotaffectthetenants
healthandsafetyseriouslyenoughtojustify
usingtheremedy.Thelandlordmaysuethe
tenanttocollectadditionalrentordamages.
Therentwithholdingremedy
Atenantmayhaveanotheroptionforgetting
repairsmadetherentwithholdingremedy.
Bylaw,atenantisallowedtowithhold(stop
paying)someoralloftherentifthelandlord
doesnotxseriousdefectsthatviolate
165
(See
discussionoftheimpliedwarrantyofhabitability,
pages3639.)Inorderforthetenanttowithhold
rent,thedefectsorrepairsthatareneededmust
bemoreseriousthanwouldjustifyuseofthe
repairanddeductandabandonmentremedies.
Thedefectsmustbesubstantialtheymustbe
seriousonesthatthreatenthetenantshealthor
safety.
166
Thedefectsthatwereseriousenoughtojustify
withholdingrentinGreenv.SuperiorCourt
167
are
listedbelowasexamples:

Collapseandnonrepairofthebathroom
ceiling.

Continuedpresenceofrats,mice,and
cockroaches.

Lackofanyheatinfouroftheapartments
rooms.

Plumbingblockages.

Exposedandfaultywiring.

Anillegallyinstalledanddangerousstove.
IntheGreencase,allofthesedefectswere
present,andtherealsoweremanyviolationsof
thelocalhousingandbuildingcodes.Inother
situations,thedefectsthatwouldjustifyrent
withholdingmaybedifferent,butthedefects
wouldstillhavetobeseriousonesthatthreaten
thetenantshealthorsafety.
Inordertoproveaviolationoftheimplied
warrantyofhabitability,thetenantwillneed
evidenceofthedefectsthatrequirerepair.In
theeventofacourtaction,itishelpfultohave
photographsorvideos,witnesses,andcopiesof
lettersinformingthelandlordoftheproblem.
Beforethetenantwithholdsrent,itisagood
ideatocheckwithalegalaidorganization,lawyer,
housingclinic,ortenantprogramtohelpdetermine
ifrentwithholdingistheappropriateremedy.
Thebasicrequirementsandstepsforusing
therentwithholdingremedyare:
1.Thedefectsortherepairsthatareneeded
mustthreatenthetenantshealthorsafety.
168

Thedefectsmustbeseriousenoughto
maketherentalunituninhabitable.For
example,seethedefectsdescribedinthe
discussionoftheGreencaseabove.
2.Thetenant,orthetenantsfamily,guests,or
requirerepair.
167 Greenv.SuperiorCourt(1974)10Cal.3d616[111Cal.Rptr.704].SeeHyattv.Tedesco(2002)96Cal.App.4thSupp.62
[117Cal.Rptr.2d921]foradditionalexamplesofsubstantialdefectsthatviolatedtheimpliedwarrantyofhabitability.
43

3.Thetenantmustinformthelandlordeither
orallyorinwritingoftherepairsthatare
pages4546.)
reasonableperiodoftimetomaketherepairs.

Whatisareasonableperiodoftime?This
dependsonthedefectsandthetypeof
repairsthatareneeded.
areasonableperiodoftime,thetenantcan
withholdsomeoralloftherent.Thetenant
cancontinuetowithholdtherentuntilthe
landlordmakestherepairs.

Howmuchrentcanthetenantwithhold?
Whilethelawdoesnotprovideaclear
testfordetermininghowmuchrentis
reasonableforthetenanttowithhold,
judgesinrentwithholdingcasesoften
useoneofthefollowingmethods.These
methodsareofferedasexamples.
Percentagereductioninrent:The
percentageoftherentalunitthatis
uninhabitableisdetermined,andtherent
isreducedbythatamount.Forexample,
ifoneofarentalunitsfourroomsis
uninhabitable,thetenantcouldwithhold25
percentoftherent.Thetenantwouldhave
topaytheremaining75percentoftherent.
Mostcourtsusethismethod.
Reasonablevalueofrentalunit:Thevalue
oftherentalunitinitsdefectivestateis
determined,andthetenantwithholdsthat
amount.Thetenantwouldhavetopaythe
differencebetweentherentalunitsfair
marketvalue(usuallytherentstatedinthe
rentalagreementorlease)andtherental
unitsvalueinitsdefectivestate.
169
6.Thetenantshouldsavethewithheldrent
moneyand not spend it.Thetenantshould
expecttohavetopaythelandlordsomeorall
ofthewithheldrent.

Ifthetenantwithholdsrent,thetenant
shouldputthewithheldrentmoneyinto
aspecialbankaccount(calledanescrow
account).Thetenantshouldnotifythe
landlordinwritingthatthewithheldrent
moneyhasbeendepositedintheescrow
account,andexplainwhy.
Depositingthewithheldrentmoneyinan
escrowaccountisnotrequiredbylaw,butisa
verygoodthingtodoforthreereasons.
First,asexplainedunderRisksonpage
45,rentwithholdingcasesoftenwindupin
court.Thejudgeusuallywillrequirethetenant
topaythelandlordsomereducedrentbased
onthevalueoftherentalunitwithallofits
defects.Judgesrarelyexcusepaymentofall
rent.Depositingthewithheldrentmoneyinan
escrowaccountassuresthatthetenantwillhave
themoneytopayanyreasonablerentthatthe
courtorders.Thetenantwillhavetopaytherent
orderedbythecourtvedays(orless)fromthe
dateofthecourtsjudgment.
Second,puttingthewithheldrentmoneyin
anescrowaccountprovestothecourtthatthe
tenantdidntwithholdrentjusttoavoidpaying
rent.Ifthereisacourthearing,thetenantshould
bringrentalreceiptsorotherevidencetoshow
thatheorshehasbeenreliableinpayingrentin
thepast.
Third,mostlegalaidorganizationsand
lawyerswillnotrepresentatenantwhohas
notdepositedthewithheldrentmoneyinan
escrowaccount.
Sometimes,thetenantandthelandlordwill
beabletoagreeontheamountofrentthatis
169 SeediscussioninBrown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,page191
(NOLOPress2009),PortmanandBrown,CaliforniaTenantsRights,pages137-138(NOLOPress2009),andCaliforniaPractice
Guide,Landlord-Tenant,Paragraph3:140-3:142(RutterGroup2009).
44
reasonableforthetimewhentherentalunit Givingthelandlordnotice
neededrepairs.Ifthetenantandthelandlord
cantagreeonareasonableamount,thedispute
willhavetobedecidedincourt,orresolvedin
anarbitrationormediationproceeding(see
page82).
Risks:Thedefectsmaynotbeseriousenough
tothreatenthetenantshealthorsafety.Ifthe
tenantwithholdsrent,thelandlordmaygivethe
tenantanevictionnotice(athree-daynotice
topaytherentorleave).Ifthetenantrefuses
topay,thelandlordwillprobablygotocourtto
evictthetenant.Inthecourtaction,thetenant
willhavetoprovethatthelandlordviolatedthe
impliedwarrantyofhabitability.
170
Ifthetenantwinsthecase,thelandlordwill
beorderedtomaketherepairs,andthetenant
willbeorderedtopayareasonablerent.Therent
ordinarilymustbepaidvedaysorlessfromthe
dateofthecourtsjudgment.Ifthetenantwins,
butdoesntpaytheamountofrentorderedwhen
itisdue,thejudgewillenterajudgmentforthe
landlord,andthetenantprobablywillbeevicted.
Ifthetenantloses,heorshewillhavetopaythe
rent,probablywillbeevicted,andmaybeordered
topaythelandlordsattorneysfees.
Thereisanotherriskofusingrentwithholding:
ifthetenantdoesnthavealease,thelandlord
mayignorethetenantsnoticeofdefective
conditionsandseektoremovethetenantby
givinghimorhera30-dayor60-daynotice
tomove.Thismayamounttoaretaliatory
eviction(seepages7980).
171
Thelaw
prohibitsretaliatoryevictions,withsome
limitations.
172
Wheneveratenantgivesthelandlordnotice
ofthetenantsintentiontorepairanddeduct,
withholdrent,orabandontherentalunit,itsbest
toputthenoticeinwriting.Thenoticeshould
beintheformofaletter,andcanbetypedor
handwritten.Thelettershoulddescribeindetail
theproblemandtherepairsthatarerequired.
Thetenantshouldsignanddatetheletterand
keepacopy.
173
Thetenantmightbetemptedtosendthe
noticetothelandlordbye-mailorfax.Thelaws
onrepairsspecifythatthetenantmaygivethe
landlordnoticeorallyorinwriting,butdonot
mentione-mailorfax.Tobecertainthatthe
noticecomplieswiththelaw,thetenantshould
followupanye-mailedorfaxednoticewitha
letterdescribingthedamageordefectsandthe
requiredrepairs.
Thelettershouldbesenttothelandlord,
manager,oragentbycertiedmail(returnreceipt
requested).Sendingtheletterbycertiedmail
isnotrequiredbylaw,butisaverygoodidea.
Or,thetenant(orafriend)maypersonallydeliver
thenoticetothelandlord,manager,oragent.The
tenantshouldaskforasignedanddatedreceipt
showingthatthenoticewasreceived,oraskthe
landlordtodateandsign(orinitial)thetenants
copyofthelettertoshowthatthelandlord
receivedthenotice.Whateverthemethodof
delivery,itsimportantthatthetenanthaveproof
thatthelandlord,orthelandlordsmanageror
agent,receivedthenotice.
170 Dependingonthefacts,thetenantmaybeentitledtoarebuttablepresumptionthatthelandlordhasbreachedtheimpliedwarranty
ofhabitability.(CivilCodeSection1942.3.)Thispresumptionaffectstheburdenofproducingevidence.
171 Moskovitz,CaliforniaEvictionDefenseManual,Section16.19(Cal.Cont.Ed.Bar2008).
173 Moskovitz,CaliforniaLandlord-TenantPractice,Section3.13(Cal.Cont.Ed.Bar2009).SeeCivilCodeSection1942(a).
45
Thecopyoftheletterandthereceiptwillbe
proofthatthetenantnotiedthelandlord,and
alsoproofofwhatthenoticesaid.Keepthecopy
oftheletterandthereceiptincaseofadispute
withthelandlord.
Thelandlordoragentmaycallthetenantto
discusstherequestforrepairsortoschedule
atimetomakethem.Itsagoodideaforthe
tenanttokeepnotesofanyconversationsand
phonecallsabouttherequestforrepairs.During
eachconversationorimmediatelyafterit,the
tenantshouldwritedownthedateandtimeof
theconversation,whatbothpartiessaid,andthe
dateandtimethatthetenantmadethenotes.
Important:Neitherthetenantnorthelandlord
cantaperecordatelephoneconversationwithout
theotherpartyspermission.
174
Tenantinformation
Anoccupantofresidentialpropertycan
inviteanotherpersonontothepropertyduring
reasonablehours,orbecauseofemergency
circumstances,toprovideinformationabout
tenantsrightsortoparticipateinatenants
associationoranassociationthatadvocates
tenantsrights.Theinvitedpersoncannotbe
heldliablefortrespass.
175
Lawsuitfordamagesasaremedy
Theremediesofrepairanddeduct,
abandonment,andrentwithholdingallowa
tenantinarentalunitwithserioushabitability
defectstotakeactionagainstthelandlord
withoutlingalawsuit.Arbitrationandmediation
areothermethodsofresolvingdisputesabout
theconditionofarentalunit(seepage82).
Atenanthasanotheroption:lingalawsuit
againstthelandlordtorecovermoneydamages
ifthelandlorddoesnotrepairseriousdefects
intherentalunitinatimelymanner.
176
This
kindoflawsuitcanbeledinsmallclaimscourt
orSuperiorCourt,dependingontheamount
demandedinthesuit.
177
Thetenantcanlethis
kindoflawsuitwithoutrsttryinganotherremedy,
suchastherepairanddeductremedy.
Ifthetenantwinsthelawsuit,thecourtmay
awardthetenanthisorheractualdamages,plus
specialdamagesinanamountrangingfrom
$100to$5,000.
178
Specialdamagesare
coststhatthetenantincurs,suchasthecostof
amotelroom,becausethelandlorddidnotrepair
defectsintherentalunit.Thepartywhowins
thelawsuitisentitledtorecoverhisorhercosts
ofbringingthesuit(forexample,courtcosts),
plusreasonableattorneysfeesasawardedby
thecourt.
179
Thecourtalsomayorderthelandlordtoabate
(stoporeliminate)anuisanceandtorepair
anysubstandardconditionthatsignicantly
affectsthehealthandsafetyofthetenant.
180
Forexample,acourtcouldorderthelandlordto
repairaleakyroof,andcouldretainjurisdiction
overthecaseuntiltheroofisxed.
174 PenalCodeSection632.
175 CivilCodeSection1942.6.AtenantsassociationdoesnothavearightundertheCaliforniaConstitutionsfreespeechclauseto
distributeitsnewsletterinaprivatelyownedapartmentcomplex.(GoldenGatewayCenterv.GoldenGatewayTenantsAssoc.(2001)
26Cal.4th1013[111Cal.Rptr.2d336]).
177 Onereferencebookcautionsagainstatenantlitigatingimpliedwarrantyofhabitabilityissuesinsmallclaimscourtbecausecollateral
estoppelprecludesanissuedecidedtherefrombeingrelitigated.Moskovitzetal.,CaliforniaLandlord-TenantPractice,Sections5.16,
5.39(Cal.Cont.Ed.Bar2006),citingPitzenv.SuperiorCourt(2004)120Cal.App.4th1374[16Cal.Rptr.3d628].
178 CivilCodeSection1942.4(b)(1).
179 CivilCodeSection1942.4(b)(2),CodeofCivilProcedureSection1174.2.
180 CivilCodeSection1942.4(a),(c).
46

Inorderforatenanttowinsuchalawsuit
againstthelandlord,allofthefollowing
conditionsmustbemet:
181

Therentalunithasaserioushabitability
defect.Thatis,therentalunitcontainsa
leadhazardthatendangerstheoccupantsor
thepublic;orsubstantiallylacksanyofthea
nuisanceendangersthehealth,life,safety,
property,orwelfareoftheoccupantsorthe
public;and

Ahousinginspectorhasinspectedthe
minimumrequirementsforhabitabilitylistedin
theeightcategoriesonpage38;orhasbeen
declaredsubstandardbecause,forexample,
astructuralhazard,inadequatesanitation,
orpremisesandhasgiventhelandlordor
thelandlordsagentwrittennoticeofthe
landlordsobligationtorepairthesubstandard
conditionsorabatethenuisance;and

Thenuisanceorsubstandardconditions
continuetoexist35daysafterthehousing
inspectormailedthenoticetothelandlordor
agent,andthelandlorddoesnothavegood
causeforfailingtomaketherepairs;and

Thenuisanceorsubstandardconditionswere
notcausedbythetenantorthetenants
family,guests,orpets;and

Thelandlordcollectsordemandsrent,issues
anoticeofrentincrease,orissuesathree-day
noticetopayrentorquit(seepages6869)
afteralloftheaboveconditionshave
beenmet.
Toprepareforlingthiskindoflawsuit,the
tenantshouldtakeallofthesebasicsteps:

Thetenantshouldnotifythelandlordinwriting
abouttheconditionsthatrequirerepair.(See
Givingthelandlordnotice,pages4546.)
Therentalunitmusthaveserioushabitability
defectsthatwerenotcausedbythetenants
family,guests,orpets.

Thenoticeshouldspecicallydescribethe
defectsandtherepairsthatarerequired.

Thenoticeshouldgivethelandlorda
reasonableperiodoftimetomaketherepairs.

Ifthelandlorddoesntmaketherepairswithin
areasonabletime,thetenantshouldcontact
thelocalcityorcountybuildingdepartment,
healthdepartment,orlocalhousingagency
andrequestaninspection.

Thehousinginspectormustinspectthe
rentalunit.

Thehousinginspectormustgivethelandlord
orthelandlordsagentwrittennoticeofthe
repairsthatarerequired.

Thesubstandardconditionsmustcontinue
toexist35daysafterthehousinginspector
mailedthenoticetothelandlordorlandlords
agent.Thelandlordthenmustcollector
demandrent,raisetherent,orserveathree-
daynoticetopayrentorquit.

Thetenantshouldgatherevidenceof
thesubstandardconditions(forexample,
photographsorvideos,statementsof
witnesses,inspectionreports)sothatthe
tenantcanprovehisorhercaseincourt.

Thetenantshoulddiscussthecasewitha
lawyer,legalaidorganization,tenantprogram,
orhousingclinicinordertounderstandwhat
thelawsuitislikelytoaccomplish,andalso
therisksinvolved.
182
181 CivilCodeSection1942.4(a).SeeHealth&SafetyCodeSections17920.3,17920.10.
182 CivilCodeSection1942.4,whichgivesthetenanttherighttosuethelandlordasdescribedinthissection,alsocanbeuseddefensively.
Ifthelandlordbringsanunlawfuldetaineractionagainstthetenantbasedonnonpaymentofrent,andthecourtndsthattheland-
lordhasviolatedalloftheveconditionslistedinthebulletsonthispage,thelandlordisliableforthetenantsattorneysfeesandcosts
ofsuit,asdeterminedbythecourt.(CodeofCivilProcedureSection1174.21).
47

Resolvingcomplaintsoutofcourt noticetoquitbeforethetenantmayberemoved
Beforelingsuit,thetenantshouldtryto
resolvethedisputeoutofcourt,eitherthrough
personalnegotiationoradisputeresolution
programthatoffersmediationorarbitration
oflandlord-tenantdisputes.Ifthetenantand
thelandlordagree,aneutralpersoncanwork
withbothofthemtoreachasolution.Informal
disputeresolutioncanbeinexpensiveandfast.
(SeeArbitrationandMediation,pages8283.)
Pleaseseepage45regardinglegalrequirements
fornotices.
LANDLORDSSALEOFTHERENTALUNIT
Ifyourlandlordvoluntarilysellstherentalunit
thatyoulivein,yourlegalrightsasatenantare
notchanged.Tenantswhohavealeasehave
therighttoremainthroughtheendofthelease
underthesametermsandconditions.Thenew
landlordcanendaperiodictenancy(forexample,
amonth-to-monthtenancy),butonlyaftergiving
thetenanttherequiredadvancenotice.(See
Landlordsnoticetoendaperiodictenancy,
pages5052.)
Thesaleofthebuildingdoesntchangethe
rightsofthetenantstohavetheirsecurity
depositsrefundedwhentheymove.Pages
6365discussthelandlordsresponsibilityfor
thetenantssecuritydepositsaftertherental
unithasbeensold.
Whenpropertyissoldinforeclosure
Statelawprovidesthatatenantinpossession
ofarentalhousingunitatthetimeapropertyis
soldinforeclosureshallbegiven60dayswritten
fromtheproperty.
183
However,ifyourleasewas
signedbeforethedeedoftrustormortgagewas
recorded,yourleasewillnotbesetasidebythe
foreclosure.
184
CONDOMINIUMCONVERSIONS
Alandlordwhowishestoconvertrental
propertyintocondominiumsmustobtainapproval
fromthelocalcityorcountyplanningagency.
Thelandlordalsomustreceivenalapprovalin
theformofapublicreportissuedbytheState
DepartmentofRealEstate.Affectedtenants
mustreceivenoticesatvariousstagesofthe
applicationandapprovalprocess.
185
These
noticesaredesignedtoallowaffectedtenants
andthepublictohaveavoiceintheapproval
process.
186
Tenantscancheckwithlocalelected
ofcialsorhousingagenciesabouttheapproval
processandopportunitiesforpublicinput.
Perhapsmostimportant,affectedtenants
mustbegivenwrittennoticeoftheconversion
tocondominiumsatleast180daysbeforetheir
tenanciesendduetotheconversion.
187
Affected
tenantsalsomustbegivenarstoptiontobuy
therentalunitonthesametermsthatarebeing
offeredtothegeneralpublic(orbetterterms).
Thetenantsmustbeabletoexercisethisright
foratleast90daysfollowingissuanceofthe
DepartmentofRealEstatespublicreport.
188
DEMOLITIONOFDWELLING
Theownerofadwellingmustgivewritten
noticetocurrenttenantsbeforeapplyingfora
permittodemolishthedwelling.Theowneralso
mustgivethisnoticetotenantswhohavesigned
183 CodeofCivilProcedure1161b(a)ThisnoticerequirementshallremainineffectonlyuntilJanuaury1,2013,andasofthatdatewillbe
repealedunlessalaterenactedstatutethatisenactedbeforeJanuary1,2013,deletesorextendsthatdate.
184 PortmanandBrown,CaliforniaTenantsRights,pages4-5(NOLOPress2007).
185 GovernmentCodeSection66427.1(a),(b).
186 GovernmentCodeSections66451.3,65090,65091.
187 GovernmentCodeSection66427.1(c).
188 GovernmentCodeSection66427.1,66427.1(a)2F.SeeBusinessandProfessionsCodeSections11018,11018.2,CaliforniaPractice
Guide,Landlord-Tenant,Paragraph5:306andfollowing(RutterGroup2009).
48
rentalagreementsbutwhohavenotyetmoved
in.(Seepage24.)Thenoticemustinclude
theearliestapproximatedatesthattheowner
expectsthedemolitiontooccurandthetenancy
toend.
189
INFLUENCINGTHETENANTTOMOVE
Californialawprotectsatenantfrom
retaliationbythelandlordbecausethetenant
haslawfullyexercisedatenantright(seepages
79-80).Californialawalsomakesitunlawful
foralandlordtoattempttoinuenceatenantto
movebydoinganyofthefollowing:

Engaginginconductthatconstitutestheftor
extortion.

Usingthreats,force,ormenacingconductthat
interfereswiththetenantsquietenjoyment
oftherentalunit.(Theconductmustbeofa
naturethatwouldcreatethefearofharmina
reasonableperson.)

Committingasignicantandintentional
violationoftheruleslimitingthelandlords
righttoentertherentalunit(seepages
3335).
190
Alandlorddoesnotviolatethelawbygiving
atenantawarningnotice,ingoodfaith,thatthe
tenantsoraguestsconductmayviolatethe
lease,rentalagreement,rulesorlaws.Thenotice
maybeoralorinwriting.Thelawalsoallows
alandlordtogiveatenantanoralorwritten
explanationofthelease,rentalagreement,rules
orlawsinthenormalcourseofbusiness.
191
Ifalandlordengagesinunlawfulbehavior
asdescribedabove,thetenantmaysuethe
landlordinsmallclaimscourtorSuperiorCourt.
Ifthetenantprevails,thecourtmayawardhim
orheracivilpenaltyofupto$2,000foreach
violation.
192
Keepinmind,however,thata
lawsuitisnotalwaysagoodsolution.Ifyouare
facedwithactionssuchasdescribedabove,try
toassessthesituationrealistically.Youmaywant
todiscussthesituationwithatrustedfriend,
atenantadvisor,oralawyerwhorepresents
tenants.Ifyouareconvincedthatyoucannot
workthingsoutwiththelandlord,thenconsider
yourlegalremedies.
MOVING OUT
GIVINGANDRECEIVINGPROPERNOTICE
Tenantsnoticetoendaperiodictenancy
Toendaperiodicrentalagreement(for
example,amonth-to-monthagreement),youmust
giveyourlandlordproperwrittennoticebefore
youmove.
Youmustgivethelandlordthesameamount
ofnoticeastherearedaysbetweenrent
payments.
193
Thismeansthatifyoupayrent
monthly,youmustgivethelandlordwrittennotice
atleast30daysbeforeyoumove.Ifyoupayrent
everyweek,youmustgivethelandlordwritten
noticeatleastsevendaysbeforeyoumove.
194
Thisistrueevenifthelandlordhasgivenyoua
60-daynoticetoendtherentalagreementand
youwanttoleavesooner(seediscussion,page
48).
195
Ifyourrentalagreementspeciesadifferent
amountofnotice(forexample10days),youmust
givethelandlordwrittennoticeasrequiredbythe
agreement.
196
195 CivilCodeSection1946.1(e),effectiveJanuary1,2007. ThissectionshallremainineffectuntilJanuary1,2010,whenalaterenacted
statutedeletesorextendsthatdate.
49

Toavoidlaterdisagreements,datethenotice,
statethedatethatyouintendtomove,and
makeacopyofthenoticeforyourself.Itsbest
todeliverthenoticetothelandlordorproperty
managerinperson,ormailitbycertiedmail
withreturnreceiptrequested.(Youcanalso
servethenoticebyoneofthemethodsdescribed
underProperServiceofNotices,page71.)
197
Youcangivethelandlordnoticeanytime
duringtherentalperiod,butyoumustpayfull
rentduringtheperiodcoveredbythenotice.For
example,sayyouhaveamonth-to-monthrental
agreement,andpayrentontherstdayofeach
month.Youcouldgivenoticeanytimeduring
themonth(forexample,onthetenth).Then,you
couldleave30dayslater(onthetenthofthe
followingmonth,orearlierifyouchoseto).But
youwouldhavetopayrentfortherst10days
ofthenextmonthwhetheryoustayforthose
10daysormoveearlier.(Exception:Youwould
nothavetopayrentfortheentire10daysifyou
leftearlier,andthelandlordrentedtheunitto
anothertenantduringthe10days,andthenew
tenantpaidrentforallorpartofthe10days.)
198
Therentalagreementorleasemuststate
thenameandaddressofthepersonorentityto
whomyoumustmakerentpayments(seepage
19).Ifthisaddressdoesnotacceptpersonal
deliveries,youcanmailyournoticetotheowner
atthenameandaddressstatedinthelease
orrentalagreement.Ifyoucanshowproofthat
youmailedthenoticetothestatednameand
address(forexample,areceiptforcertiedmail),
thelawassumesthatthenoticeisreceivableby
theowneronthedateofpostmark.
199
Tenantsnoticetoendtenancydueto
domesticviolence,sexualassault,orstalking
Youmaynotifyyourlandlordthatyouor
anotherhouseholdmemberhasbeenavictimof
domesticviolence,sexualassault,orstalking,
andthatyouintendtomoveout.However,you
wouldstillberesponsibleforpaymentofthe
rentfor30daysfollowingyournotice.Youare
requiredtoattachtoyournoticetothelandlord
acopyoftherestrainingorder,emergency
protectiveorder,orpolicereport,within60days
ofthedaysuchorderorreportwasissuedor
made.
200
Landlordsnoticetoendaperiodictenancy
Alandlordcanendaperiodictenancy(for
example,amonth-to-monthtenancy)bygiving
thetenantproperadvancewrittennotice.Your
landlordmustgiveyou60daysadvancewritten
noticethatthetenancywillendifyouandevery
othertenantorresidenthavelivedintherental
unitforayearormore.
201
However,thelandlord
mustgiveyou30daysadvancewrittennoticein
eitherofthefollowingsituations:

Anytenantorresidenthaslivedintherental
unitlessthanoneyear;
202
or

Thelandlordhascontractedtoselltherental
unittoanotherpersonwhointendstooccupy
itforatleastayearafterthetenancyends.
Inaddition,allofthefollowingmustbetrue
inorderforthesellinglandlordtogiveyoua
30-daynotice
197 Civil CodeSection1946.
198 SeeBrown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,pages357-358(NOLO
Press2009).
199 CivilCodeSection1962(f).
202 CivilCodeSection1946.CivilCodeSection1946.1(c).
50

- Thelandlordmusthaveopenedescrow
withalicensedescrowagentorreal
estatebroker,and
- Thelandlordmusthavegivenyouthe30-
daynoticenolaterthan120daysafter
openingtheescrow,and
- Thelandlordmustnotpreviouslyhave
givenyoua30-dayor60-daynotice,and
- Therentalunitmustbeonethatcan
besoldseparatelyfromanyother
dwellingunit.(Forexample,ahouseor
acondominiumcanbesoldseparately
fromanotherdwellingunit.)
203
Thelandlordusuallyisntrequiredtostate
areasonforendingthetenancyinthe30-day
or60-daynotice(see30-Dayor60-DayNotice,
page68).Thelandlordcanservethe30-dayor
60-daynoticebycertiedmailorbyoneofthe
methodsdescribedunderProperServiceof
Notices,page71.
204
Note:Inthecircumstancesdescribedon
pages6869,alandlordcangiveyoujustthree
daysadvancewrittennotice.
Ifyoureceivea30-dayor60-daynotice,you
mustleavetherentalunitbytheendofthe30th
or60thdayafterthedateonwhichthelandlord
servedthenotice(seepage68).Forexample,if
thelandlordserveda60-daynoticeonJuly16,
youwouldbegincountingthe60daysonJuly17,
andthe60-dayperiodwouldendonSeptember
14.IfSeptember14fallsonaweekday,you
wouldhavetoleaveonorbeforethatdate.
However,iftheendofthe60-dayperiodfalls
onaSaturday,youwouldnothavetoleaveuntil
thefollowingMonday,becauseSaturdaysand
Sundaysarelegalholidays.Otherlegalholidays
alsoextendthenoticeperiod.
205
Ifyoudontmovebytheendofthenotice
period,thelandlordcanleanunlawfuldetainer
lawsuittoevictyou(seepage72).
Whatifthelandlordhasgivenyoua60-day
notice,butyouwanttoleavesooner?Youcan
givethelandlordthesameamountofnotice
astherearedaysbetweenrentpayments(for
example,30daysnoticeifyoupayrentmonthly)
providedthat

Theamountofyournoticeisatleastas
longasthenumberofdaysbetweenrent
payments,and

Yourproposedterminationdateisbeforethe
landlordsterminationdate.
206
Whatifthelandlordhasgivenyoua30-day
or60-daynotice,butyouwanttocontinueto
renttheproperty,oryoubelievethatyouhavent
doneanythingtocausethelandlordtogiveyou
anoticeoftermination?Inthiskindofsituation,
youcantrytoconvincethelandlordtowithdraw
thenotice.Trytondoutwhythelandlordgave
youthenotice.Ifitssomethingwithinyour
control(forexample,consistentlylaterent,or
playingmusictooloud),assurethelandlordthat
inthefuture,youwillpayontimeorkeepthe
volumeturneddown.Then,keepyourpromise.
Ifthelandlordwontwithdrawthenotice,youwill
havetomoveoutattheendofthe30-dayor60-
dayperiod,orbepreparedforthelandlordtole
anunlawfuldetainerlawsuittoevictyou.
Specialrulesmayapplyincitieswithrent
control.Forexample,insomecommunities
withrentcontrolordinances,aperiodictenancy
cannotbeendedbythelandlordwithoutagood
faithjustcauseorgoodcausereason
203 CivilCodeSection1946.1(d).
205 CodeofCivilProcedureSection12a.SeeCaliforniaPracticeGuide,Landlord-Tenant,Paragraph7:220to7:220.6(RutterGroup2009)
onwhetherserviceofthe30-daynoticebymailextendsthetimeforthetenanttorespond.
206 CivilCodeSection1946.1(e).
51
toevict.Inthesecommunities,thelandlord ADVANCEPAYMENTOFLASTMONTHSRENT
muststatethereasonforthetermination,and
thereasonmaybereviewedbylocalhousing
authorities.
Supposethatyouareatenantwho
participatesintheSection8housingvoucher
program.Whiletheleaseisineffect,thelandlord
musthavegoodcausetoterminate(end)the
tenancy.Examplesofgoodcauseincludeserious
orrepeatedviolationsofthelease,orcriminal
activitythatthreatensthehealthorsafety
ofotherresidents.
207
However,incidentsof
domesticviolencemaynotbeusedasaviolation
bythevictimorthreatenedvictimasgood
causeforthelandlordtoterminatethetenancy,
occupancyrightsorassistanceofthevictim.
208
Thelandlordmustgivethetenantathree-day
or30-dayor60-daynoticeofterminationunder
Californialaw(seepages6769),andboththe
landlordandthetenantmustgivethepublic
housingagencyacopyofthenotice.
209
What
ifthelandlordsimplydecidesnottorenewthe
lease,ordecidestoterminatetheHAP(housing
assistancepayment)contract?Inthiscase,the
landlordmustgivethetenant90daysadvance
writtennoticeoftheterminationdate.
210
Ifthe
tenantdoesntmoveoutbytheendofthe90
days,thelandlordmustfollowCalifornialawto
evictthetenant.
211
Ifyouliveingovernment-assistedhousingor
inanareawithrentcontrol,checkwithyourlocal
housingofcialstoseeifanyspecialrulesapply
inyoursituation.
Manylandlordsrequiretenantstopaylast
monthsrentatthebeginningofthetenancyas
partofthesecuritydepositoratthetimethe
securitydepositispaid.Whetherthetenantcan
usethisamountattheendofthetenancytopay
thelastmonthsrentdependsonthelanguage
usedintherentalagreementorlease.
212
Supposethatatthebeginningofthetenancy,
yougavethelandlordapaymentforthelast
monthsrentandforthesecuritydeposit,and
thattheleaseorrentalagreementlabelspart
ofthisupfrontpaymentlastmonthsrent.In
thissituation,youhavepaidtherentforyourlast
monthintherentalunit.However,sometimes
landlordsraisetherentbeforethelastmonths
rentbecomesdue.Inthissituation,canthe
landlordrequireyoutopaytheamountofthe
increaseforthelastmonth?
Thelawdoesnotprovideaclearanswerto
thisquestion.Ifyourleaseorrentalagreement
labelspartofyourupfrontpaymentlastmonths
rent,thenyouhaveastrongargumentthatyou
paidthelastmonthsrentwhenyoumovedin.In
thissituation,thelandlordshouldnotbeableto
requireyoutopaytheamountoftheincreasefor
thelastmonth.
213
However,ifyourleaseorrental
agreementlabelspartofyourupfrontpayment
securityforlastmonthsrent,thenthelandlord
hasagoodargumentthatyouhavenotactually
paidthelastmonthsrent,buthaveonlyprovided
securityforit.Inthissituation,thelandlordcould
requireyoutopaytheamountoftheincreasefor
thelastmonth.
207 CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs12:251andfollowing(RutterGroup2009).Seethischapterforanindepth
discussionoftheSection8housingprogram.
208 CaliforniaPracticeGuide,Landlord-Tenant,Paragraph12:250and12:273.1(RutterGroup2009)citingUnitedStatesCodeSections
1437f(d)(1)(5),1437f(c)(9)(B);24CFRsections5.2005(a),982,452(b)(1).
209 Moskovitz,CaliforniaEvictionDefenseManual,Section18.22(Cal.Cont.Ed.Bar2009),citingGallmanv.Pierce(NDCal.1986)
639F.Supp.472,485(landlordmustfollowCalifornialawwhenterminatingatenantsSection8lease).
210 CivilCodeSection1954.535;WasatchPropertyManagementv.Degrate(2005)35Cal.4th1111[29Cal.Rptr.3d262].
213 PortmanandBrown,CaliforniaTenantsRights,page243(NOLOPress2007);seeBrown,WarnerandPortman,TheCaliforniaLand-
lordsLawBook,Vol.I:Rights&Responsibilities,pages96-97(NOLOPress2009).
52
Forexample,saythatyourrentalagreement
labeledpartofthetotaldepositthatyoupaid
whenyoumovedinsecurityforlastmonths
rent,orthatlastmonthsrentisoneofthe
itemslistedinyourrentalagreementunderthe
headingSecurity.Supposethatyourrentwas
$500whenyoumovedinandthatyoupaidyour
landlord$500assecurityforthelastmonths
rent.Supposethatyoualsopaidyourlandlord
anadditional$500asasecuritydeposit.Ifthe
landlordproperlyraisedyourrentto$550while
youwerelivingintherentalunit,youcanexpect
toowethelandlord$50forrentduringthelast
monthofyourtenancy(thatis,thecurrentrent
[$550]minustheprepaidamount[$500]equals
$50owed).
Ifyourrentalagreementcallsyourentire
upfrontpaymentasecuritydepositanddoes
notlabelanypartofitlastmonthsrent,or
securityforlastmonthsrent,thenyouwill
havetopaythelastmonthsrentwhenitcomes
due.Inthissituation,youcannotusepartofyour
securitydeposittopaythelastmonthsrent.
However,youwillbeentitledtoarefundofyour
securitydeposit,asexplainedinthenextsection.
REFUNDOFSECURITYDEPOSITS
Commonproblemsandhowtoavoidthem
Themostcommondisagreementbetween
landlordsandtenantsisovertherefundofthe
tenantssecuritydepositafterthetenanthas
movedoutoftherentalunit.Californialaw
thereforespeciesproceduresthatthelandlord
mustfollowforrefunding,using,andaccounting
fortenantssecuritydeposits.
Californialawspecicallyallowsthelandlordto
useatenantssecuritydepositforfourpurposes:

Forunpaidrent;

Forcleaningtherentalunitwhenthetenant
movesout,butonlytomaketheunitasclean
asitwaswhenthetenantrstmovedin;
214

Forrepairofdamages,otherthannormalwear
andtear,causedbythetenantorthetenants
guests;and

Iftheleaseorrentalagreementallowsit,for
thecostofrestoringorreplacingfurniture,
furnishings,orotheritemsofpersonal
property(includingkeys),otherthanbecause
ofnormalwearandtear.
215
Alandlordcanwithholdfromthesecurity
depositonlythoseamountsthatarereasonably
necessaryforthesepurposes.Thesecurity
depositcannotbeusedforrepairingdefects
thatexistedintheunitbeforeyoumovedin,
forconditionscausedbynormalwearandtear
duringyourtenancyorprevioustenancies,orfor
cleaningarentalunitthatisascleanasitwas
whenyoumovedin.
216
Arentalagreementor
leasecanneverstatethatasecuritydepositis
nonrefundable.
217
UnderCalifornialaw,21calendardaysorless
afteryoumove,yourlandlordmusteither:

Sendyouafullrefundofyoursecuritydeposit,
or

Mailorpersonallydelivertoyouanitemized
statementthatliststheamountsofany
214 ThispracticalstandardwascodiedinCivilCodeSection1950.5(b)(3)fortenanciesforwhichthetenantsrighttooccupytheunit
beganafterJanuary1,2003.Aswithanystatutoryprovision,thisprovisionshouldbegivenareasonableandcommonsenseinterpre-
tationconsistentwiththeapparentpurpose,whichwillresultinwisepolicyratherthanmischieforabsurdity.(7Witkin,Summaryof
CaliforniaLaw(10thed.2005)ConstitutionalLaw,Section115.)Notwithstandingthisnewstandard,thetenantisnotresponsiblefor
damagesresultingfromnormalwearandtear(CivilCodeSection1950.5(b),(e)),andtherentalmust,ataminimum,bettoliveinat
thebeginningofeachtenancy(CivilCodeSection1941;seediscussionofHabitability,pages3740).
217 CivilCodeSection1950.5(m).
53
deductionsfromyoursecuritydepositandthe
reasonsforthedeductions,togetherwitha
refundofanyamountsnotdeducted.
218
Thelandlordalsomustsendyoucopiesof
receiptsforthechargesthatthelandlordincurred
torepairorcleantherentalunitandthatthe
landlorddeductedfromyoursecuritydeposit.
Thelandlordmustincludethereceiptswiththe
itemizedstatement.
219
Thelandlordmustfollow
theserules:

Ifthelandlordorthelandlordsemployees
didtheworkTheitemizedstatementmust
describetheworkperformed,includingthe
timespentandthehourlyratecharged.The
hourlyratemustbereasonable.

Ifanotherpersonorbusinessdidthe
workThelandlordmustprovideyoucopies
ofthepersonsorbusinessinvoiceorreceipt.
Thelandlordmustprovidethepersonsor
businessname,address,andtelephone
numberontheinvoiceorreceipt,orinthe
itemizedstatement.

Ifthelandlorddeductedformaterialsor
suppliesThelandlordmustprovideyoua
copyoftheinvoiceorreceipt.Iftheitemused
torepairorcleantheunitissomethingthat
thelandlordpurchasesregularlyorinbulk,the
landlordmustreasonablydocumenttheitems
cost(forexample,byaninvoice,areceiptora
vendorspricelist).
220

Ifthelandlordmadeagoodfaithestimate
ofchargesThelandlordisallowedtomake
agoodfaithestimateofchargesandinclude
theestimateintheitemizedstatementin
twosituations:(1)therepairisbeingdone
bythelandlordoranemployeeandcannot
reasonablybecompletedwithinthe21days,
or(2)servicesormaterialsarebeingsupplied
byanotherpersonorbusinessandthe
landlorddoesnothavetheinvoiceorreceipt
withinthe21days.Ineithersituation,the
landlordmaydeducttheestimatedamount
fromyoursecuritydeposit.Insituation(2),the
landlordmustincludethename,addressand
telephonenumberofthepersonorbusiness
thatissupplyingtheservicesormaterials.
Within14calendardaysaftercompletingthe
repairsorreceivingtheinvoiceorreceipt,the
landlordmustmailordelivertoyouacorrect
itemizedstatement,theinvoicesandreceipts
describedabove,andanyrefundtowhichyou
areentitled.
221
Thelandlordmustsendtheitemized
statement,copiesofinvoicesorreceipts,and
anygoodfaithestimatetoyouattheaddress
thatyouprovide.Ifyoudonotprovidean
address,thelandlordmustsendthese
documentstotheaddressoftherentalunit
thatyoumovedfrom.
222
Thelandlordisnotrequiredtosendyoucopies
ofinvoicesorreceipts,oragoodfaithestimate,
iftherepairsorcleaningcostlessthan$126
orifyouwaiveyourrighttoreceivethem.
223
Ifyouwishtowaivetherighttoreceivethese
documents,youmaydosobysigningawaiver
whenthelandlordgivesyoua30-dayor60-day
noticetoendthetenancy(seepages5052),
whenyougivethelandlorda30-daynoticeto
endthetenancy(seepages4546),whenthe
landlordservesyouathree--daynotice
Continuedonpage62
218 CivilCodeSection1950.5(g)(1).Thelandlordhastheoptionofprovidingyoutheitemizedstatementandanyrefundtowhichyouare
entitledwhenyouorthelandlordgivestheothera30-dayor60-daynoticetoendthetenancy(seepages67-70),orwhenthelandlord
servesyouathree-daynoticetoendthetenancy(seepages68-71),ornoearlierthan60daysbeforetheendofalease.
219 CivilCodeSection1950.5(g)(2).
54
InitialInspectionBeforeTenantMovesOut
Atenantcanaskthelandlordtoinspecttherentalunitbeforethetenancyends.Duringthis
initialinspection,thelandlordorthelandlordsagentidentiesdefectsorconditionsthatjustify
deductionsfromthetenantssecuritydeposit.Thisgivesthetenanttheopportunitytodothe
identiedcleaningorrepairsinordertoavoiddeductionsfromthesecuritydeposit.Thetenant
hastherighttobepresentduringtheinspection.
Thelandlordmustperformaninitialinspectionasdescribedinthissidebarifthetenant
requestsit,butcannotmakeaninitialinspectionunlessthetenantrequestsit.However,the
landlordisnotrequiredtoperformaninitialinspectionifthelandlordhasservedthetenantwith
athree-daynotice(anevictionnotice)foroneofthereasonsspeciedinfootnote224.
Landlordsnotice
Thelandlordmustgivethetenantwrittennoticeofthetenantsrighttorequestaninitial
inspectionoftherentalandtobepresentduringtheinspection.Thelandlordmustgivethis
noticetothetenantareasonabletimeaftereitherthelandlordorthetenanthasgiventhe
otherwrittennoticeofintenttoterminate(end)thetenancy(seepages4952and6769).If
thetenanthasalease,thelandlordmustgivethetenantthisnoticeareasonabletimebefore
theleaseends.Ifthetenantdoesnotrequestaninitialinspection,thelandlorddoesnothave
anyotherdutieswithrespecttotheinitialinspection.
225
Schedulingtheinspection
Whenthetenantrequestsaninitialinspection,thelandlordandthetenantmusttrytoagree
onamutuallyconvenientdateandtimefortheinspection.Theinspectioncannotbescheduled
earlierthantwoweeksbeforetheendofthetenancyorleaseterm.Inanyevent,theinspection
shouldbescheduledtoallowthetenantampletimetoperformrepairsordocleaningidentied
duringtheinitialinspection.
226
Thelandlordmustgivethetenantatleast48hoursadvance
writtennoticeofthedateandtimeoftheinspectionwhetherornotthepartieshaveagreedto
adateandtimefortheinspection.Thelandlordisnotrequiredtogivethe48-hournoticetothe
tenantif:
Thepartieshavenotagreedonadateandtime,andthetenantnolongerwantsthe
inspection;or
Thelandlordandtenanthaveagreedinwritingtowaive(giveup)the48-hournotice
requirement.
InitialInspectioncontinuedonpage56
224 CivilCodeSection1950.5(f)(1).Thelandlordisnotrequiredtoperformaninitialinspectionifthelandlordhasservedthetenantwitha
three-daynoticebecausethetenanthasfailedtopaytherent,violatedaprovisionoftheleaseorrentalagreement,materiallydamaged
theproperty,committedanuisance,orusedthepropertyforanunlawfulpurpose.
225 CivilCodeSection1950.5(f)(1).
226 PortmanandBrown,CaliforniaTenantsRights,pages235-236(NOLOPress2007).
55
InitialInspectioncontinuedfrompage55
Itemizedstatement
Thelandlordorthelandlordsagentmayperformtheinspectionifthetenantisnotpresent,
unlessthetenanthaspreviouslywithdrawntherequestforinspection.
227
Basedontheinspection,thelandlordoragentmustprepareanitemizedstatementof
repairsorcleaningthatthelandlordoragentbelievesthetenantshouldperforminordertoavoid
deductionsfromthetenantssecuritydeposit.Thelandlordoragentmustgivethestatementto
thetenantifthetenantispresentfortheinspection,orleaveitinsidetheunitifthetenantisnot
present.
228
ThelandlordoragentalsomustgivethetenantacopyofthesectionsofCalifornias
securitydepositstatutethatlistlawfulusesoftenantssecuritydeposits.
229
Thesecuritydepositstatutehastheeffectoflimitingthekindsofrepairsorcleaningthat
thelandlordoragentmayproperlyincludeintheitemizedstatement.Becauseofthisstatute,
thelandlordcannot,forexample,usethetenantssecuritydeposittorepairdamagesorcorrect
defectsintherentalthatexistedwhenthetenantmovedinorthataretheresultofordinarywear
andtear.
230
Sincethelandlordcannotusethetenantsdeposittocorrectthesekindsofdefects,
thelandlordoragentcannotlistthemintheitemizedstatement.
Beforethetenancyends,thetenantmaymaketherepairsordothecleaningdescribedin
theitemizedstatement,asallowedbytherentalagreement,inordertoavoiddeductionsfromthe
deposit.
231
However,thetenantcannotberequiredtorepairdefectsordocleaningifthetenants
securitydepositcouldnotbeusedproperlytopayforthatrepairorcleaning.
Finalinspection
Thelandlordmayperformanalinspectionafterthetenanthasmovedoutoftherental.The
landlordmaymakeadeductionfromthetenantssecuritydeposittorepairadefectorcorrecta
condition:
Thatwasidentiedintheinspectionstatementandthatthetenantdidnotrepairorcorrect;or,
Thatoccurredaftertheinitialinspection;or
Thatwasnotidentiedduringtheinitialinspectionduetothepresenceofthetenants
possessions.
232
Anydeductionmustbereasonableinamount,andmustbeforapurposepermittedby
thesecuritydepositstatute.
233
Twenty-onecalendardays(orless)afterthetenancyends,the
landlordmustrefundanyportionofthesecuritydepositthatremainsafterthelandlordhasmade
anylawfuldeductions(seepages2426,5354).
234
229 CivilCodeSection1950.5(f)(2),referringtoCivilCodeSections1950.5(b)(1)-(4).SeeAppendix5.
230 SeeCivilCodeSection1950.5(b)(2),(e).SeediscussioninSuggestedApproachestoSecurityDepositDeductions
sidebarpages59-61.
232 CivilCodeSection1950.5(f)(4),(5);seeCivilCodeSection1950.5(e).
234 CivilCodeSection1950.5(g).
56
Example
Supposethatyouhaveamonth-to-monthtenancy,andthatyouproperlygiveyourlandlord30
daysadvancewrittennoticethatyouwillendthetenancy.Afewdaysafterthelandlordreceives
yournotice,thelandlordgivesyouwrittennoticethatyoumayrequestaninitialinspectionand
bepresentduringtheinspection.Afewdaysafterthat,thelandlordtelephonesyou,andyouboth
agreethatthelandlordwillperformtheinitialinspectionatnoononthe14thdaybeforetheend
ofthetenancy.Forty-eighthoursbeforethedateandtimethatyouhaveagreedupon,thelandlord
givesyouawrittennoticeconrmingthedateandtimeoftheinspection.
Thelandlordperformstheinitialinspectionattheagreedtimeanddate,andyouarepresent
duringtheinspection.Supposethatyouhavealreadymovedsomeofyourpossessions,but
thatyoursofaremainsagainstthelivingroomwall.Whenthelandlordcompletestheinspection,
thelandlordgivesyouanitemizedstatementthatliststhefollowingitems,andalsogivesyou
acopyoftherequiredsectionsofthesecuritydepositstatute.Theitemizedstatementliststhe
following:

Repaircigaretteburnsonwindowsill.

Repairworncarpetinfrontofcouch.

Repairdoorjambchewedbyyourdog.

Washthewindows.

Cleansoapscuminbathtub.
Supposethatyouscrubthebathtubuntilitsparkles,butdontdoanyoftherepairsorwash
thewindows.Afteryoumoveout,thelandlordperformsthenalinspection.Twenty-onedays
afterthetenancyends,thelandlordsendsyouanitemizedstatementofdeductions,alongwitha
refundoftherestofyoursecuritydeposit.Supposethattheitemizedstatementlistsdeductions
fromyoursecuritydepositforthecostsofrepairingthewindowsill,thecarpetandthedoorjamb,
andforwashingthewindows.Hasthelandlordactedproperly?
Whetherthelandlordhasactedproperlydependsonotherfacts.Supposethatthecigarette
burnswerecausedbyaprevioustenantandthatthecarpetintheroomwiththecouchwas10
yearsold.Accordingtothesecuritydepositstatute,thecigaretteburnsaredefectiveconditions
fromanothertenancy,andtheworncarpetisnormalwearandtear,evenifsomeofitoccurred
whileyouwereatenant.Thestatutedoesnotallowthelandlordtodeductfromyoursecurity
deposittomaketheserepairs.
235
However,thelandlordcandeductareasonableamountto
repairthedoorjambchewedbyyourdog.Thisisbecausethisdamageoccurredduringyour
tenancyandismorethannormalwearandtear.
236
236 CivilCodeSection1950.5(b),(e),(f)(4).
57
Supposethatthewindowsweredirtywhenyoumovedin,andthattheywerejustasdirty
whenyoumovedout.Accordingtothesecuritydepositstatute,thewindowsareinthesame
stateofcleanlinessasatthebeginningofyourtenancy.Thestatutedoesnotallowthelandlord
todeductfromyoursecuritydeposittodothiscleaning.
237
Nowsupposethatwhileyouweremovingout,youbroketheglassinthediningroomlight
xtureandfounddamagetothewallbehindthesofathatyoucausedwhenyoumovedin.Neither
defectwaslistedinthelandlordsitemizedstatement.Supposethatyourlandlordnonetheless
makesdeductionsfromyoursecuritydeposittorepairthesedefects.Hasthelandlordacted
properlyinthisinstance?
Thelandlordhasactedproperly,aslongastheamountsdeductedarereasonablynecessary
fortherepairsmade.
238
Bothofthesedefectsaremorethannormalwearandtear,andthe
landlordisallowedtomakedeductionsfordefectsthatoccuraftertheinitialinspection,as
wellasfordefectsthatcouldnotbediscoveredbecauseofthepresenceofthetenants
belongings.
239
237 CivilCodeSection1950.5(b)(3).
58
SuggestedApproachestoSecurityDepositDeductions
Californiassecuritydepositstatutespecicallyallowsthelandlordtouseatenantssecurity
depositforthefourpurposesstatedonpage53.Thestatutelimitsthelandlordsdeductionfrom
thesecuritydeposittoanamountthatisreasonablynecessaryforthelistedpurposes.
240
Unfortunately,thestatutestermsreasonablynecessaryandnormalwearandtearare
vagueandmeandifferentthingstodifferentpeople.Thefollowingsuggestionsareofferedas
practicalguidesfordealingwithsecuritydepositissues.Whilethesesuggestionsareconsistent
withthelaw,theyarenotnecessarilythelawinthisarea.
1.Costsofcleaning
Alandlordmayproperlydeductfromthedepartingtenantssecuritydeposittomaketherental
unitascleanasitwaswhenthetenantmovedin.
241
Alandlordcannotroutinelychargeeachtenantforcleaningcarpets,drapes,walls,orwindows
inordertopreparetherentalunitforthenexttenancy.Instead,thelandlordmustlookat
howwellthedepartingtenantcleanedtherentalunit,andmaychargecleaningcostsonly
ifthedepartingtenantlefttherentalunit(oraportionofit)lesscleanthanwhenheorshe
movedin.Reasonablecleaningcostswouldincludethecostofsuchthingsaseliminating
eainfestationsleftbythetenantsanimals,cleaningtheoven,removingdecalsfromwalls,
removingmildewinbathrooms,defrostingtherefrigerator,orwashingthekitchenoor.Butthe
landlordcouldnotchargeforcleaninganyoftheseconditionsiftheyexistedatthetimethat
thedepartingtenantmovedin.Inaddition,thelandlordcouldnotchargeforthecumulative
effectsofwearandtear.Suppose,forexample,thatthetenanthadwashedthekitchenoor
butthatitremaineddingybecauseofwaxbuiltupovertheyears.Thelandlordcouldnot
chargethetenantforstrippingthebuilt-upwaxfromthekitchenoor.
Thelandlordisallowedtodeductfromthetenantssecuritydepositonlythereasonablecostof
cleaningtherentalunit.
242
2.Carpetsanddrapesusefulliferule
Normalwearandteartocarpets,drapesandotherfurnishingscannotbechargedagainsta
tenantssecuritydeposit.
243
Normalwearandtearincludessimplewearingdownofcarpetand
SuggestedApproachescontinuedonpage60
241 CivilCodeSection1950.5(b)(3).Thecleanasitwaswhenthetenantmovedinlegalstandardappliesonlytotenanciesforwhichthe
tenantsrighttooccupytherentalbeganafterJanuary1,2003.
59

SuggestedApproachescontinuedfrompage59
drapesbecauseofnormaluseoraging,andincludesmoderatedirtorspotting.Incontrast,
largeripsorindeliblestainsjustifyadeductionfromthetenantssecuritydepositforrepairing
thecarpetordrapes,orreplacingthemifthatisreasonablynecessary.
Onecommonmethodofcalculatingthedeductionforreplacementproratesthetotalcostof
replacementsothatthetenantpaysonlyfortheremainingusefullifeoftheitemthatthe
tenanthasdamagedordestroyed.Forexample,supposeatenanthasdamagedbeyondrepair
aneight-year-oldcarpetthathadalifeexpectancyoftenyears,andthatareplacementcarpet
ofsimilarqualitywouldcost$1,000.Thelandlordcouldproperlychargeonly$200forthetwo
yearsworthoflife(use)thatwouldhaveremainedifthetenanthadnotdamagedthecarpet.
3.Repaintingwalls
Oneapproachfordeterminingtheamountthatthelandlordcandeductfromthetenants
securitydepositforrepainting,whenrepaintingisnecessary,isbasedonthelengthofthe
tenantsstayintherentalunit.Thisapproachassumesthatinteriorpainthasatwo-yearlife.
(Somelandlordsassumethatinteriorpainthasalifeofthreeyearsormore.)
LengthofStay Deduction
Lessthan6months fullcost
6monthsto1year two-thirdsofcost
1yearto2years one-thirdofcost
2ormoreyears nodeduction
Usingthisapproach,ifthetenantlivedintherentalunitfortwoyearsormore,thetenant
couldnotbechargedforanyrepaintingcosts,nomatterhowdirtythewallswere.
244
4.Otherdamagetowalls
Generally,minormarksornicksinwallsarethelandlordsresponsibilityasnormalwearand
tear(forexample,wornpaintcausedbyasofaagainstthewall).Therefore,thetenantshould
notbechargedforsuchmarksornicks.However,alargenumberofholesinthewallsor
ceilingthatrequirellingwithplaster,orthatotherwiserequirepatchingandrepainting,could
justifywithholdingthecostofrepaintingfromthetenantssecuritydeposit.Inthissituation,
deductingforpaintingwouldbemorelikelytobeproperiftherentalunithadbeenpainted
recently,andlesslikelytobeproperiftherentalunitneededrepaintinganyway.Generally,
largemarksorpaintgougesarethetenantsresponsibility.
245
5.Commonsenseandgoodfaith
Remember:These suggestions are not hard and fast rules. Rather, they are offered to help
tenants and landlords avoid, understand, and resolve security deposit disputes.
SuggestedApproachescontinuedonpage61
244 Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,pages384-385
(NOLOPress2009).
245 Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,pages384-385
(NOLOPress2009).
60
SuggestedApproachescontinuedfrompage60
Securitydepositdisputesoftencanberesolved,oravoidedintherstplace,iftheparties
exercisecommonsenseandgoodjudgment,anddealwitheachotherfairlyandingoodfaith
(seepage22).Forexample,alandlordshouldnotdeductfromthetenantssecuritydepositfor
normalwearandtear,andatenantshouldnottrytoavoidresponsibilityfordamagesthatthe
tenanthascaused.
Therequirementthatthelandlordsendthetenantcopiesofinvoicesandreceiptswiththe
itemizedstatementofdeductions(seepages5354)mayhelpavoidpotentialsecuritydeposit
disputes.Beforesendingtheseitemstothetenant,thelandlordhastheopportunitytodouble
checkthemtobesurethattheamountsdeductedarereasonable,accurateandreasonably
necessaryforapurposespeciedbythesecuritydepositstatute.Beforechallengingthe
deductions,thetenanthastheopportunitytoreviewandcarefullyevaluatethedocumentation
providedbythelandlord.Straightforwardconductbybothpartiesatthisstagemayavoidor
minimizeadisputeoverdeductionsfromthetenantssecuritydeposit.
Especiallyindisputesaboutsecuritydeposits,overreachingbyonepartyonlyinvitestheother
partytotakeahardline.Disputesthatreachthisleveloftenbecomeunresolvablebythe
partiesandwindupincourt.
61
Continuedfrompage54
toendthetenancy(seepages6871),orafter
anyofthesenotices.Ifyouhavealease,youmay
waivethisrightnoearlierthan60daysbefore
theleaseends.Thewaiverformgiventoyouby
thelandlordmustincludethetextofthesecurity
depositlawthatdescribesyourrighttoreceive
receipts.
246
Whatiftherepairscostlessthan$126
oryouwaivedyourrighttoreceivecopiesof
invoices,receiptsandanygoodfaithestimate?
Thelandlordstillmustsendyouanitemized
statement21calendardaysorlessafteryou
move,alongwitharefundofanyamountsnot
deductedfromyoursecuritydeposit.Whenyou
receivetheitemizedstatement,youmaydecide
thatyouwantcopiesofthelandlordsinvoices,
receiptsandanygoodfaithestimate.Youmay
requestcopiesofthesedocumentsfromthe
landlordwithin14calendardaysafteryoureceive
theitemizedstatement.Itsbesttomakethis
requestbothorallyandinwriting.Keepacopyof
yourletterore-mail.Thelandlordmustsendyou
copiesofinvoices,receiptsandanygoodfaith
estimatewithin14calendardaysafterheorshe
receivesyourrequest.
247
Whatshouldyoudoifyoubelievethatyour
landlordhasmadeanimproperdeductionfrom
yoursecuritydeposit,orifthelandlordkeepsall
ofthedepositwithoutgoodreason?
Tellthelandlordorthelandlordsagentwhy
youbelievethatthedeductionsfromyoursecurity
depositareimproper.Immediatelyaskthe
landlordoragentforarefundoftheamountthat
youbelieveyoureentitledtogetback.Youcan
makethisrequestbyphoneore-mail,butyou
shouldfollowitupwithaletter.Thelettershould
statethereasonsthatyoubelievethedeductions
areimproper,andtheamountthatyoufeel
shouldbereturnedtoyou.Keepacopyofyour
letter.Itsagoodideatosendthelettertothe
landlordoragentbycertiedmailandtorequest
areturnreceipttoprovethatthelandlordor
agentreceivedtheletter.Or,youcandeliverthe
letterpersonallyandaskthelandlordoragentto
acknowledgereceiptbysigninganddatingyour
copyoftheletter.
Ifthelandlordoragentstilldoesntsend
youtherefundthatyouthinkyoureentitledto
receive,trytoworkoutareasonablecompromise
thatisacceptabletobothofyou.Youalsocan
suggestthatthedisputebemediatedbya
neutralthirdpersonoragency(seepage82.)You
cancontactoneoftheagencieslistedonpages
9199forassistance.Ifnoneofthisworks,you
maywanttotakelegalaction(seepages6465).
Whatifthelandlorddoesntprovideafull
refund,orastatementofdeductionsanda
refundofamountsnotdeducted,bytheendof
the21-dayperiodasrequiredbylaw?According
toaCaliforniaSupremeCourtdecision,the
landlordlosestherighttokeepanyofthe
securitydepositandmustreturntheentire
deposittoyou.
248
Evenso,itmaybedifcult
foryoutogetyourentiredepositbackfromthe
landlord.
249
Thelandlordmaystillclaimdamages
forunpaidrent,repairs,andcleaningeitherasa
defenseforaset-offagainstthesecuritydeposit
orbyanafrmativecounterclaimagainstyou.
(Seethediscussiononpage53.)Youshould
contactoneoftheagencieslistedonpages
9199foradvice.
246 CivilCodeSection1950.5(g)(4)(B).CivilCodeSection1950.5(g)(2)describesthetenantsrighttoreceivereceipts.Thewaivermust
substantiallyincludethetextofSection1950.5(g)(2).SeeAppendix5.
248 Granberryv.IslayInvestments(1995)9Cal.4th738,745[38Cal.Rptr.2d650,653].SeeCaliforniaPracticeGuide,Landlord-Tenant,
Paragraphs2:783-2:783.6(RutterGroup2007).
249 PortmanandBrown,CaliforniaTenantsRights,page235-236(NOLOPress2007).
62
Practicallyspeaking,youhavetwooptionsif
thelandlorddoesnthonorthe21-dayrule.The
rststepforbothistocallandwritethelandlord
torequestarefundofyourentiresecurity
deposit.Youcanalsosuggestthatthedispute
bemediated.Ifthelandlordpresentsgood
reasonsforkeepingsomeorallofyourdeposit
forapurposelistedonpage53,itsprobably
wisetoenterintoareasonablecompromisewith
thelandlord.Thisisbecausetheotheroptionis
difcultandtheoutcomemaybeuncertain.
Theotheroptionistosuethelandlordinsmall
claimscourtforreturnofyoursecuritydeposit.
However,thelandlordthencanleacounterclaim
againstyou.Inthecounterclaim,thelandlord
canassertarighttomakedeductionsfrom
thedeposit,forexample,forunpaidrentorfor
damagetotherentalthatthelandlordalleges
thatyoucaused.Eachpartythenwillhaveto
argueincourtwhyheorsheisentitledtothe
deposit.
250
Refundofsecuritydepositsaftersale
ofbuilding
Whenabuildingissold,thesellinglandlord
mustdooneoftwothingswiththetenants
securitydeposits.Thesellinglandlordmust
eithertransferthesecuritydepositstothenew
landlord,orreturnthesecuritydepositstothe
tenantsfollowingthesale.
251
Beforetransferringthesecuritydepositsto
thenewlandlord,thesellinglandlordmaydeduct
moneyfromthesecuritydeposits.Deductions
canbemadeforthesamereasonsthat
deductionsaremadewhenatenantmovesout
(forexample,tocoverunpaidrent).Iftheselling
landlordmakesdeductionsfromthesecurity
deposits,heorshemusttransferthebalanceof
thesecuritydepositstothenewlandlord.
252
Thesellinglandlordmustnotifythetenants
ofthetransferinwriting.Thesellinglandlord
mustalsonotifyeachtenantofanyamounts
deductedfromthesecuritydepositandthe
amountofthedeposittransferredtothenew
landlord.Thewrittennoticemustalsoinclude
thename,address,andtelephonenumberof
thenewlandlord.Thesellinglandlordmustsend
thisnoticetoeachtenantbyrst-classmail,or
personallydeliverittoeachtenant.
253
Thenewlandlordbecomeslegallyresponsible
forthesecuritydepositswhenthesellinglandlord
transfersthedepositstothenewlandlord.
254
Ifthesellinglandlordreturnsthesecurity
depositstothetenants,thesellinglandlord
mayrstmakelawfuldeductionsfromthe
deposits(seepages5360).Thesellinglandlord
mustsendeachtenantanitemizedstatement
thatliststheamountsofandreasonsforany
deductionsfromthetenantssecuritydeposit,
alongwitharefundofanyamountsnotdeducted
(seepages5360).
255
Ifthesellinglandlordfailstoeitherreturn
thetenantssecuritydepositstothetenants
250 SeeGranberryv.IslayInvestments(1995)9Cal.4th738,749-750[38Cal.Rptr.2d650,656-657];PortmanandBrown,California
TenantsRights,page236.(NOLOPress2007).Insimplestterms,thelandlordmustconvincethejudgethatthedamageoccurred,
andthattheamountclaimedisreasonableandisaproperdeductionfromthesecuritydeposit.Thetenantthenmustprovethatthe
landlordsconductmakesitunfairtoallowthedeductionsfromthedeposit(forexample,becausethelandlordwaitedtoolongtoclaim
thedamageandthedelayharmedthetenantinsomeway).
251 CivilCodeSection1950.5(h).
252 CivilCodeSection1950.5(e),(h)(1).
253 CivilCodeSection1950.5(h)(1).
254 CivilCodeSection1950.5(k).
255 CivilCodeSection1950.5(e),(g),(h)(2).
63
ortransferthemtothenewowner,boththe
newlandlordandthesellinglandlordarelegally
responsibletothetenantsforthesecurity
deposits.
256
Ifthesellinglandlordandthe
securitydepositscantbefound,thenew
landlordmustrefundallsecuritydeposits(after
anyproperdeductions)astenantsmoveout.
257
Thenewlandlordcantchargeanewsecurity
deposittocurrenttenantssimplytomakeup
forsecuritydepositsthatthenewlandlord
failedtoobtainfromthesellinglandlord.But
ifthesecuritydepositshavebeenreturned
tothetenants,orifthenewlandlordhas
properlyaccountedtothetenantsforproper
deductionstakenfromthesecuritydeposits,
thenewlandlordmaylegallycollectnewsecurity
deposits.
258
Ifthesellinglandlordhasreturnedagreater
amounttoatenantthantheamountofthe
tenantssecuritydeposit,thenewlandlordmay
recoverthisexcessamountfromthetenant.
259
Canthenewlandlordincreasetheamountof
yoursecuritydeposit?Thisdepends,inpart,on
thetypeoftenancythatyouhave.Ifyouhave
alease,thenewlandlordcantincreaseyour
securitydepositunlessthisisspecicallyallowed
bythelease.Forperiodictenants(thoserenting
month-to-month,forexample)thenewlandlord
canincreasesecuritydepositsonlyaftergiving
properadvancewrittennotice.Ineithersituation,
thetotalamountofthesecuritydepositafter
theincreasecannotbemorethanthelegallimit
(seepages2426).Thelandlordnormallycannot
requirethatyoupaythesecuritydepositincrease
incash.(Seepage29.)
Allofthismeansthatitsimportanttokeep
copiesofyourrentalagreementandthereceipt
foryoursecuritydeposit.Youmayneedthose
recordstoprovethatyoupaidasecuritydeposit,
toverifytheamount,andtodeterminewhether
thelandlordhadarighttomakeadeductionfrom
thedeposit.
260
Legalactionsforobtainingrefundof
securitydeposits
Supposethatyourlandlorddoesnotreturn
yoursecuritydepositasrequiredbylaw,or
makesimproperdeductionsfromit.Ifyoucannot
successfullyworkouttheproblemwithyour
landlord,youcanlealawsuitinsmallclaims
courtfortheamountofthesecuritydepositplus
courtcosts,andpossiblyalsoapenaltyand
interest,uptoamaximumof$7,500.
261
(Ifyour
claimisforalittlemorethan$7,500,youcan
waive(giveup)theextraamountandstilluse
thesmallclaimscourt.)Foramountsgreater
than$7,500,youmustleinsuperiorcourt,
andyouordinarilywillneedalawyerinorderto
effectivelypursueyourcase.Insuchalawsuit,
thelandlordhastheburdenofprovingthathisor
herdeductionsfromyoursecuritydepositwere
reasonable.
262
Ifyouprovetothecourtthatthelandlord
actedinbadfaithinrefusingtoreturnyour
securitydeposit,thecourtcanorderthelandlord
topayyoutheamountoftheimproperlywithheld
deposit,plusuptotwicetheamountofthe
securitydepositasabadfaithpenalty.The
courtcanawardabadfaithpenaltyinadditionto
actualdamageswheneverthefactsofthecase
warrantevenifthetenanthasnotrequested
256 CivilCodeSection1950.5(j).Exception:Ifthenewlandlordactedinthegoodfaithbeliefthattheoldlandlordproperlycompliedwith
thetransferorrefundrequirement,thenewlandlordisnotjointlyliablewiththeoldlandlord.
257 SeePortmanandBrown,CaliforniaTenantsRights,page 237(NOLOPress2007)
258 CivilCodeSection1950.5(j).
260 CivilCodeSection1950.5(o)(describesevidencethatprovestheexistenceandamountofasecuritydeposit).
261 CivilCodeSection1950.5(n),CodeofCivilProcedureSection116.221.
262 CivilCodeSection1950.5(l).
64
thepenalty.
263
Theseadditionalamounts
canalsoberecoveredifalandlordwhohas
purchasedyourbuildingmakesabadfaith
demandforreplacementofsecuritydeposits.The
landlordhastheburdenofprovingtheauthority
uponwhichthedemandforthesecuritydeposits
wasbased.
264
Whetheryoucancollectattorneysfeesifyou
winsuchasuitdependsonwhetherthelease
orrentalagreementcontainsanattorneysfee
clause.
265
Iftheleaseorrentalagreement
containsanattorneysfeeclause,youcanclaim
attorneysfeesaspartofthejudgment,even
iftheclausestatesthatonlythelandlordcan
collectattorneysfees.
266
However,youcanonly
collectattorneysfeesifyouwererepresentedby
anattorney.
267
TENANTSDEATH
Supposethatatenantwhohasatenancy
foraspeciedterm(forexample,aone-year
lease)dies.Thetenancycontinuesuntilthe
endoftheleaseterm,despitethetenants
death.Responsibilityfortherestofthelease
termpassestothetenantsexecutoror
administrator.
268
Nowsupposeinsteadthatthetenanthada
month-to-monthtenancy.Inthiscase,thetenancy
isterminated(ended)bynoticeofthetenants
death.
269
Thetenancyendsonthe30thday
followingthetenantslastpaymentofrentbefore
thetenantsdeath.No30-dayor60-daynoticeis
requiredtoterminatethetenancy.
270
MOVINGATTHEENDOFALEASE
Aleaseexpiresautomaticallyattheendof
theleaseterm.
271
Thetenantisexpectedeither
torenewtheleasebeforeitexpires(withthe
landlordsagreement)ortomoveout.Alease
usuallydoesntrequireatenanttogivethe
landlordanyadvancewrittennoticewhenthe
leaseisabouttoexpire.However,thetenant
shouldreadtheleasetoseeifithasany
provisionscoveringwhathappensattheend
ofthelease.
Beforeyoumove,youmaywanttogivethe
landlordacourtesynoticestatingthatyoudonot
wanttorenewyourlease.
Ifyoucontinuelivingintherentalafterthe
leaseexpires,andifthelandlordacceptsrent
fromyou,yourtenancywillbeaperiodictenancy
fromthatpointon.Thelengthoftimebetween
yourrentpaymentswilldeterminethetypeofthe
tenancy(forexample,monthlyrentresultsina
month-to-monthtenancy).Exceptforthelengthof
theagreement,allotherprovisionsofthelease
willremainineffect.
272
Sometimes,alandlord
willgiveatenanta30-daynoticebeforethe
265 CodeofCivilProcedureSections1032(b),1033.5(a)(10)(A).
267 Jacobsonv.SimmonsRealEstate(1994)23Cal.App.4th1285[28Cal.Rptr.2d699];Tropev.Katz(1995)11Cal.4th274[45Cal.
Rptr.2d241];seeCaliforniaPracticeGuide,Landlord-Tenant,Paragraphs9:391.1-9:391.4,9:391.10andfollowing
(RutterGroup2009).
268 Joostv.Castle(1939)33Cal.App.2d138[91P.2d172];Brown,WarnerandPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights
&Responsibilities,pages366-369(NOLOPress2009).
270 Miller&DesatnikManagementCo.v.Bullock(1990)221Cal.App.3dSupp.13,18-19[270Cal.Rptr.600,604].SeeBrown,Warner
andPortman,TheCaliforniaLandlordsLawBook,Vol.I:Rights&Responsibilities,pages368-369(NOLOPress2009).
272 CivilCodeSection1945,PortmanandBrown,CaliforniaTenantsRights,page226(NOLOPress2007).
65

leaseendstobecertainthatthetenancydoes
notcontinueaftertheleaseexpires.
273
Ifyoudontmoveintime,andifthelandlord
refusestoacceptrentaftertheleaseexpires,the
landlordcanleanevictionlawsuitimmediately
withoutgivingyouanynotice(seepage6771).
(Thismaynotbetrueifyouliveinarentcontrol
jurisdiction.)
274
Important:Ifyouwanttorenewyourlease,
youshouldbeginnegotiatingwithyourlandlordin
plentyoftimebeforetheleaseexpires.Bothyour
landlordandyouwillhavetoagreetotheterms
ofthenewlease.Thisprocessmaytakesome
timeifoneofyouwantstonegotiatedifferent
termsinthenewlease.
SpecialRulesforTenantsintheMilitary:A
servicemembermayterminate(end)aleaseany
timeafterenteringthemilitaryorafterthedate
ofthemembersmilitaryorders.Thisrightapplies
toatenantwhojoinsthemilitaryaftersigning
alease,andtoaservicememberwhosignsa
leaseandthenreceivesordersforachange
ofpermanentstationordeploymentfor
atleast90days.
Theservicemembermustgivethelandlordor
thelandlordsagentwrittennoticeoftermination
andacopyoftheorders.Theservicemember
maypersonallydeliverthenoticetothelandlord
oragent,sendthenoticebyprivatedelivery
service(suchasFedExorUPS),orsenditby
certiedmailwithreturnreceiptrequested.
Properterminationrelievesaservicemembers
dependent,suchasaspouseorchild,ofany
obligationunderthelease.
Whenrentispaidmonthly,terminationtakes
effect30daysafterthenextrentduedatethat
followsdeliveryofthenotice.Rentmustbe
paidonaproratedbasisuptothedatethatthe
terminationtakeseffect.Ifrentorleaseamounts
havebeenpaidinadvancefortheperiod
followingtheeffectivedateoftermination,the
landlordmustrefundtheseamountswithin30
daysaftertheeffectivedate.
275
Example:Theservicememberpays$600rent
onthetenthofeachmonthundertheterms
ofhislease.Theservicememberpaystherent
onJune10,andthenpersonallygivesthe
landlordpropernoticeofterminationonJune
15.Thedatethatterminationtakeseffectis
August9(30daysaftertheJuly10rentdue
date).Theservicemembermustpay$600rent
onJuly10fortheperiodfromJuly10through
August9.BySeptember8,thelandlordmust
returnanyrentpaidinadvancefortheperiod
aftertheeffectivedateoftermination.The
landlordalsomustreturnanyleaseamounts
paidinadvance(suchastheunusedportion
oftheservicememberssecuritydeposit)by
September8.
THEINVENTORYCHECKLIST
Youandthelandlordorthelandlordsagent
canusetheinventorychecklist(seepages
107110)ifyourequestaninitialinspectionof
therentalunitbeforeyoumoveout(seepages
5558).Youandthelandlordoragentshould
agreeonamutuallyconvenientdateandtimefor
theinspectionabouttwoweeksbeforetheend
ofthetenancyortheleaseterm.Youandthe
landlordoragentshouldwalkthroughtherental
unitatthattimeandcompletetheCondition
UponInitialInspectionportionofthechecklist.
Afteryouhavemovedout,thelandlordcan
usetheConditionUponDepartureportionof
thechecklisttoconductthenalinspection(see
pages107110).Itsagoodideaforyoutobe
presentwhenthelandlordconductsthenal
inspection,butthelawdoesnotrequirethat
youbepresentorthatthelandlordallowyou
tobepresent.
275 ServicemembersCivilReliefAct,50UnitedStatesCodeAppendixSections501-596andSection535.SeeCaliforniaPracticeGuide,
Landlord-Tenant,Paragraphs7:328-7:328.5(RutterGroup2009).
66
Ifyoudontwantaninitialinspection,youand
thelandlordshouldmakearrangementsfora
nalinspectionclosetothetimethatyoumove
out.Youandthelandlordoragentshouldwalk
throughtherentalandcompletetheCondition
UponDepartureportionofthechecklist.Ideally,
thiswalkthroughshouldoccurafteryouhave
movedallofyourbelongingsandhavethoroughly
cleanedtherentalunit.Carefullycompletingthe
checklistatthispointwillhelpidentifyproblem
areas,andwillhelpavoiddisagreementsafter
youhavemoved.
Forexample,youcanidentifyrepairsor
cleaningthatmaybeneededbycomparing
itemsnotedunderConditionUponArrivaland
ConditionUponDeparture.Itemsidentied
asneedingrepairorcleaningmayresultin
deductionsfromyoursecuritydeposit,unlessyou
takecareofthemyourselforreachanagreement
withthelandlord.
Bothyouandthelandlordoragentshould
signanddatetheinventorychecklistaftereach
inspection.(Thelandlordoragentshouldsign
thechecklistevenifyourenotpresent.)Be
suretogetacopyofthesignedformaftereach
inspection.
Seeadditionalsuggestionsregardingthe
inventorychecklistonpage107,andRefundsof
SecurityDeposits,pages5365.
TERMINATIONS AND EVICTIONS
WHENCANALANDLORDTERMINATE
ATENANCY?
Alandlordcanterminate(end)amonth-to-
monthtenancysimplybygivingthetenant30
daysor60daysadvancewrittennotice.(Foran
explanationofmonth-to-monthtenancies,see
page15;foranexplanationof30-dayand60-day
notices,seepages4952and6771.)
However,thelandlordcanterminatethe
tenancybygivingthetenantonlythreedays
advancewrittennoticeifthetenanthasdone
anyofthefollowing:
276

Failedtopaytherent.

Violatedanyprovisionoftheleaseorrental
agreement.

Materiallydamagedtherentalproperty
(committedwaste).

Substantiallyinterferedwithothertenants
(committedanuisance).

Committeddomesticviolenceorsexual
assaultagainst,orstalkedanothertenantor
subtenantonthepremises.
277

Usedthepremisesforanunlawful
purpose.
278

Engagedindrugdealing,unlawfullyused,
cultivated,imported,ormanufacturedillegal
drugs.

Unlawfulconductinvolvingweaponsor
ammunition.
279
Three-daynoticesareexplainedonpages
6871.
WRITTENNOTICESOFTERMINATION
30-dayor60-daynotice
Alandlordwhowantstoterminate(end)a
month-to-monthtenancycandosobyproperly
servingawritten30-dayor60-daynoticeon
thetenant.Generally,a30-dayor60-daynotice
doesnthavetostatethelandlordsreasonfor
endingthetenancy.The30-Dayor60-DayNotice
isdiscussedonpages4951,andproperservice
ofnoticesisdiscussedonpage71.
Insomelocalitiesorcircumstances,special
rulesmayapplyto30-dayor60-daynotices:
276 CodeofCivilProcedureSection1161(2)-(4).
277 CodeofCivilProcedureSection1161(4).
278 CodeofCivilProcedureSection1161(4),CivilCodeSection1946.7.
67

Somerentcontrolcitiesrequirejustcause
foreviction,andthelandlordsnoticemust
statethereasonfortermination.

Subsidizedhousingprogramsmaylimit
allowablereasonsforeviction,andmay
requirethatthenoticestateoneofthese
reasons(seepage5152).

Somereasonsforevictionareunlawful.For
example,anevictioncannotberetaliatoryor
discriminatory(seepage79).

Alandlordcannotevictatenantforthereason
thatthewaterheatermustbebracedto
protectagainstearthquakedamage.
280
Howtorespondtoa30-dayor60-daynotice
Supposethatthelandlordhasproperlyserved
youwitha30-dayor60-daynoticetoterminate
thetenancy.Duringthe30-dayor60-dayperiod,
youshouldeithermoveoutortrytomake
arrangementswiththelandlordtostay.Ifyou
wanttocontinuetooccupytherentalunit,ask
thelandlordwhatyouneedtodotomakethat
possible.Whilealandlordisnotrequiredtostate
areasonforgivinga30-dayor60-daynotice,
mostlandlordsdohaveareasonforterminating
atenancy.Ifyouwanttostay,itshelpfultoknow
whatyoucandotomakeyourrelationshipwith
thelandlordabetterone.
Ifyourlandlordagreesthatyoucancontinue
tooccupytherentalunit,itsimportantthatyour
agreementwiththelandlordbeinwriting.The
writtenagreementmightbeanattachmentto
yourleaseorrentalagreementthatboththe
landlordandyousign,oranexchangeofletters
betweenyouandthelandlordthatstatesthe
detailsofyouragreement.Havingtheagreement
inwritingensuresthatyouandyourlandlordare
clearaboutyourfuturerelationship.
Ifthelandlorddoesntagreetoyourstaying,
youwillhavetomoveout.Youshoulddoso
bytheendofthe30thor60thday.Takeallof
yourpersonalbelongingswithyou,andleave
therentalpropertyatleastascleanaswhen
yourentedit.Thiswillhelpwiththerefundof
yoursecuritydeposit(seeRefundsofSecurity
Deposits,pages5365).
Ifyouhavehaventmovedattheendofthe
30thor60thday,youwillbeunlawfullyoccupying
therentalunit,andthelandlordcanlean
unlawfuldetainer(eviction)lawsuittoevictyou.
Ifyoubelievethatthelandlordhasacted
unlawfullyingivingyoua30-dayor60-daynotice,
orthatyouhaveavaliddefensetoanunlawful
detainerlawsuit,youshouldcarefullyweighthe
prosandconsofcontestingthelandlordslikely
evictionlawsuitagainstyouifyoudontmove
out.Aspartofyourdecision-makingprocess,
youmaywishtoconsultwithalawyer,legalaid
organization,tenant-landlordprogram,orhousing
clinic.(SeeGettingHelpFromaThirdParty,
pages8182.)
Three-daynotice
Alandlordcanuseawrittenthree-daynotice
(evictionnotice)ifthetenanthasdoneanyof
thefollowing:
281

Failedtopaytherent.

Violatedanyprovisionoftheleaseorrental
agreement.

Materiallydamagedtherentalproperty
(committedwaste).

Usedthepremisesforanunlawfulpurpose.

Substantiallyinterferedwithothertenants
(committedanuisance).
280 HealthandSafetyCodeSection19211(c).
281 CodeofCivilProcedureSection1161(2)-(4).
68

Committeddomesticviolenceorsexual
assaultagainst,orstalkedanothertenantor
subtenantonthepremises.
282

Engagedindrugdealing,unlawfullyused,
cultivated,imported,ormanufacturedillegal
drugs.
283

Unlawfulconductinvolvingweaponsor
ammunition.
284
Ifthelandlordgivesthetenantathree-day
noticebecausethetenanthasntpaidtherent,
thenoticemustaccuratelystatetheamount
ofrentthatisdue.Inaddition,thenotice
muststate:

Thename,addressandtelephonenumberof
thepersontowhomtherentmustbepaid.

Ifpaymentmaybemadeinperson,theusual
daysandhoursthatthepersonisavailableto
receivetherentpayment.Iftheaddressdoes
notacceptpersonaldeliveries,thenyoucan
mailtherenttotheowneratthenameand
addressstatedinthethree-daynotice.Ifyou
canshowproofthatyoumailedtherentto
thestatednameandaddress(forexample,
areceiptforcertiedmail),thelawassumes
thattherentpaymentisreceivedbytheowner
onthedateofpostmark.

Instead,thenoticemaystatethename,street
addressandaccountnumberofthenancial
institutionwheretherentpaymentmaybe
made(iftheinstitutioniswithinvemiles
oftheunit).Ifanelectronicfundtransfer
procedurewaspreviouslyestablishedfor
payingrent,paymentmaybemadeusingthat
procedure.
285
Thelandlordnormallycannotrequirethat
thetenantpaythepast-duerentincash.
(Seepage29.)
Ifthethree-daynoticeisbasedononeofthe
othersevenconditionslistedonpage67,the
noticemusteitherdescribethetenantsviolation
oftheleaseorrentalagreement,ordescribethe
tenantsotherimproperconduct.Thethree-day
noticemustbeproperlyservedonthetenant
(seepages6871).
Dependingonthetypeofviolation,thethree-
daynoticedemandseither(1)thatthetenant
correcttheviolationorleavetherentalunit,or
(2)thatthetenantleavetherentalunit.Ifthe
violationinvolvessomethingthatthetenant
cancorrect(forexample,thetenanthasntpaid
therent,orthetenanthasapetbutthelease
doesntpermitpets),thenoticemustgivethe
tenanttheoptiontocorrecttheviolation.
Failingtopaytherent,andmostviolationsof
thetermsofaleaseorrentalagreement,can
becorrected.Inthesesituations,thethree-day
noticemustgivethetenanttheoptiontocorrect
theviolation.However,theotherconditionslisted
onpage67cannotbecorrected,andthethree-
daynoticecansimplyorderthetenanttoleaveat
theendofthethreedays.
Ifyoupaytherentthatisdueorcorrect
acorrectableviolationoftheleaseorrental
agreementduringthethree-daynoticeperiod,
thetenancycontinues.
286
Ifyouattempttopay
allthepast-duerentdemandedafterthethree-
dayperiodexpires,thelandlordcaneitherlea
282 CodeofCivilProcedureSection1161(4).CivilCodeSection1946.7.
283 CodeofCivilProcedureSection1161(4).HealthandSafetyCodeSection11571.1;CaliforniaLandlord-TenantPractice,Section3.7
(Cal.Cont.Ed.Bar2009).
284 CodeofCivilProcedureSection1161(4),CivilCodeSection3485(a).
285 CodeofCivilProcedureSection1162paragraph2.SeeCaliforniaPracticeGuide,Landlord-Tenant,Paragraphs7:104.10-7:104.12,
7:119.3-7:110.4(RutterGroup2006).
69
lawsuittoevictyouoraccepttherentpayment.If
thelandlordacceptstherent,thelandlordwaives
(givesup)therighttoevictyoubasedonlate
paymentofrent.
287
Seepage71onhowtocountthethreedays.
Howtorespondtoathree-daynotice
Supposethatyourlandlordproperlyservesyou
athree-daynoticebecauseyouhaventpaidthe
rent.Youmusteitherpaythefullamountofrent
thatisdueorvacate(leave)therentalunitby
theendofthethirdday,unlessyouhavealegal
basisfornotpayingrent(seepages4345).
Ifyoudecidetopaytherentthatisdue,its
besttocallthelandlordorthelandlordsagent
immediately.Tellthelandlordoragentthatyou
intendtopaytheamountdemandedinthe
notice(ifitiscorrect)andarrangeforatime
andlocationwhereyoucandeliverthepayment
tothelandlordoragent.You must pay the rent
by the end of the third day.Youshouldpaythe
unpaidrentbycashierscheck,moneyorder,or
cash.Whatevertheformofpayment,besureto
getareceiptsignedbythelandlordoragentthat
showsthedateandtheamountofthepayment.
Thelandlordnormallycannotrequirethatyou
paytheunpaidrentincash.(Seepage29.)
Iftheamountofrentdemandedisnot
correct,itsessentialthatyoudiscussthiswith
thelandlordoragentimmediately,andofferto
paytheamountthatisactuallydue.Makethis
offerorallyandinwriting,andkeepacopyof
thewrittenoffer.Thelandlordsnoticeisnot
legallyeffectiveifitdemandsmorerentthanis
actuallydue,orifitincludesanychargesother
thanforpast-duerent(forexample,latecharges,
unpaidutilitycharges,dishonoredcheckfees,or
interest).
288
Iftheamountofrentdemandediscorrect
anddoesntincludeanyothercharges,andif
youdecidenottopay,thenyouandanyother
occupantsshouldmoveoutpromptly.
Ifyoustaybeyondthethreedayswithout
payingtherentthatisproperlydue,youwillbe
occupyingtherentalunitunlawfully.Thelandlord
thenhasasingle,powerfulremedy:acourt
actiontoevictyouandrecovertheunpaidrent
(calledanunlawfuldetainer[eviction]lawsuit
[seepage72]).Yourfailuretopaytherentand
toleavepromptlymayalsobecomepartofyour
credithistory,whichcouldaffectyourabilityto
rentfromotherlandlords.
Ifthethree-daynoticeisbasedonsomething
otherthanfailuretopayrent,thenoticewillstate
whetheryoucancorrecttheproblemandremain
intherentalunit(seepage68).Iftheproblem
canbecorrectedandyouwanttostayinthe
rentalunit, you must correct the problem by the
end of the third day.Onceyouhavecorrectedthe
problem,youshouldpromptlynotifythelandlord
orthepropertymanager.
Evenifthenoticedoesnotstatethatyoucan
correcttheproblem,youcantrytopersuadethe
landlordthatyouwillcorrecttheproblemand
beagoodtenantifthelandlordagreestoyour
staying.Ifthelandlordagrees,keepyourpromise
immediately.Thelandlordshouldthenwaive
(forgive)yourviolation,andyoushouldbeableto
stayintherentalunit.However,intheeventof
anotherviolation,thelandlordprobablywillserve
youwithanotherthree-daynotice,orwitha30-
dayor60-daynotice.
Ifyoubelievethatthelandlordhasacted
unlawfullyingivingyouathree-daynotice,orthat
youhaveavaliddefensetoanunlawfuldetainer
lawsuit,youshouldcarefullyweightheprosand
consofcontestingthelandlordslikelyeviction
lawsuitagainstyouifyoudontmoveout.Aspart
ofyourdecision-makingprocess,youmaywish
287 EDCAssociatesLtd.v.Gutierrez(1984)153Cal.App.3d167[200Cal.Rptr.333].
70

toconsultwithalawyer,legalaidorganization,
tenant-landlordprogram,orhousingclinic.(See
GettingHelpFromaThirdParty,pages8182.)
Howtocountthethreedays
Begincountingthethreedaysontherstday
afterthedaythenoticewasserved.Ifthethird
dayfallsonaSaturday,Sunday,orholiday,the
three-dayperiodwillnotexpireuntilthefollowing
Mondayornonholiday.
289
(Seethenextsection
foradiscussionofserviceofthenoticeandthe
beginningofthenoticeperiod.)
PROPERSERVICEOFNOTICES
Alandlordsthree-day,30-day,or60-day
noticetoatenantmustbeservedproperly
tobelegallyeffective.Thetermsserveand
servicerefertoproceduresrequiredbythelaw.
Theseproceduresaredesignedtoincreasethe
likelihoodthatthepersontowhomnoticeisgiven
actuallyreceivesthenotice.
Alandlordcanserveathree-daynoticeonthe
tenantinoneofthreeways:bypersonalservice,
bysubstitutedservice,orbypostingandmailing.
Thelandlord,thelandlordsagent,oranyoneover
18canserveanoticeonatenant.

PersonalserviceToserveyoupersonally,
thepersonservingthenoticemusthandyou
thenotice(orleaveitwithyouifyourefuse
totakeit).
290
Thethree-dayperiodbeginsthe
dayafteryoureceivethenotice.

SubstitutedserviceonanotherpersonIfthe
landlordcantndyouathome,thelandlord
shouldtrytoserveyoupersonallyatwork.If
thelandlordcantndyouathomeoratwork,
thelandlordcanusesubstitutedservice
insteadofservingyoupersonally.
Tocomplywiththerulesonsubstituted
service,thepersonservingthenoticemust
leavethenoticewithapersonofsuitableage
anddiscretionatyourhomeorworkandalso
mailacopyofthenoticetoyouathome.
291
A
personofsuitableageanddiscretionnormally
wouldbeanadultatyourhomeorworkplace,
orateenagememberofyourhousehold.
Serviceofthenoticeislegallycompletewhen
bothofthesestepshavebeencompleted.
Thethree-dayperiodbeginsthedayafterboth
stepshavebeencompleted.

PostingandmailingIfthelandlordcant
servethenoticeonyoupersonallyorby
substitutedservice,thenoticecanbeserved
bytapingortackingacopytotherentalunitin
aconspicuousplace(suchasthefrontdoor
oftherentalunit)andbymailinganothercopy
toyouattherentalunitsaddress.
292
(This
servicemethodiscommonlycalledposting
andmailingornailingandmailing.)
Serviceofthenoticeisnotcompleteuntilthe
copyofthenoticehasbeenmailed.Thethree-
dayperiodbeginsthedayafterthenoticewas
postedandmailed.
293
Howtocountthethreedaysisexplained
above.
Alandlordcanuseanyofthesemethodsto
servea30-day or 60-daynoticeonatenant,or
cansendthenoticetothetenantbycertiedor
registeredmailwithreturnreceiptrequested.
294
289 CodeofCivilProcedureSections12,12a.
293 Waltersv.Meyers(1990)226Cal.App.3dSupp.15,19-20[277Cal.Rptr.316,318-319](serviceofathree-daynoticeiseffectivefrom
thedatethenoticeismailed,notfromthedatethetenantreceivedit).SeeCaliforniaPracticeGuide,Landlord-Tenant,Paragraphs
7:186-7:188.2(RutterGroup2009)(mailingthree-daynoticedoesnotextendtimetorespond).
294 CivilCodeSection1946, CodeofCivilProcedureSection1162.
71

THEEVICTIONPROCESS
(UNLAWFULDETAINERLAWSUIT)
Overviewoftheevictionprocess
Ifthetenantdoesntvoluntarilymoveout
afterthelandlordhasproperlygiventherequired
noticetothetenant,thelandlordcanevictthe
tenant.Inordertoevictthetenant,thelandlord
mustleanunlawfuldetainerlawsuitin
SuperiorCourt.
Inanevictionlawsuit,thelandlordiscalled
theplaintiffandthetenantiscalledthe
defendant.
Recentlawsdesignedtoabatedrug
dealing
295
andunlawfuluse,manufacture,or
possessionofweaponsandammunition,
296
permitacityattorneyorprosecutorinselected
jurisdictions
297
toleanunlawfuldetaineraction
againstatenantbasedonanarrestreport(or
otheractionorreportbylawenforcementor
regulatoryagencies)ifthelandlordfailstoevict
thetenantafter30daysnoticefromthecity.
Thetenantmustbenotiedofthenatureofthe
actionandpossibledefenses.
Anunlawfuldetainerlawsuitisasummary
courtprocedure.Thismeansthatthecourt
actionmovesforwardveryquickly,andthat
thetimegiventhetenanttorespondduring
thelawsuitisveryshort.Forexample,inmost
cases,thetenanthasonlyve daystolea
writtenresponsetothelawsuitafterbeing
servedwithacopyofthelandlordssummons
andcomplaint.
298
Normally,ajudgewillhearand
decidethecasewithin20daysafterthetenant
orthelandlordlesarequesttosetthecasefor
trial.
299
Thecourt-administeredevictionprocess
assuresthetenantoftherighttoacourthearing
ifthetenantbelievesthatthelandlordhasno
righttoevictthetenant.Thelandlordmust
usethiscourtprocesstoevictthetenant;the
landlordcannotuseself-helpmeasurestoforce
thetenanttomove.Forexample,thelandlord
cannotphysicallyremoveorlockoutthetenant,
cutoffutilitiessuchaswaterorelectricity,
removeoutsidewindowsordoors,orseize
(take)thetenantsbelongingsinordertocarry
outtheeviction.Thelandlordmust use the
court procedures.
Ifthelandlordusesunlawfulmethodstoevict
atenant,thelandlordmaybesubjecttoliability
forthetenantsdamages,aswellaspenaltiesof
upto$100perdayforthetimethatthelandlord
usedtheunlawfulmethods.
300
Inanunlawfuldetainerlawsuit,thecourtholds
ahearingatwhichthepartiescanpresenttheir
evidenceandexplaintheircase.Ifthecourtnds
thatthetenanthasagooddefense,thecourt
willnotevictthetenant.Ifthecourtdecidesin
favorofthetenant,thetenantwillnothaveto
move,andthelandlordmaybeorderedtopay
courtcosts(forexample,thetenantslingfees).
Thelandlordalsomayhavetopaythetenants
attorneysfees,iftherentalagreementcontains
anattorneysfeeclauseandifthetenantwas
representedbyanattorney.
301
295 CivilCodeSection3486.ThissectionwillremainineffectuntilJanuary1,2014,unlessextendedbytheLegislature.CaliforniaLandlord-
TenantPracticeSection3.7(Cal.Cont.Ed.Bar2009).
297 Forunlawfuldetainersbasedonweaponsandammunitionsallegations,thecitiesareLosAngeles,LongBeach,Oakland,Sacramento,
andSanDiego.Fordrugabatementunlawfuldetainers,thecitiesareLosAngeles,LongBeach,Oakland,Palmdale,andSanDiego.
298 CodeofCivilProcedureSection1167.3.
299 CodeofCivilProcedureSection1170.5(a).
301 CivilCodeSection1717;Tropev.Katz(1995)11Cal.4th274[45Cal.Rptr.2d241];seeCaliforniaPracticeGuide,Landlord-Tenant,
Paragraphs9:391.1-9:391.4,9:391.10andfollowing(RutterGroup2009).
72

Ifthecourtdecidesinfavorofthelandlord,the
courtwillissueawritofpossession.
302
Thewrit
ofpossessionordersthesherifftoremovethe
tenantfromtherentalunit,butgivesthetenant
vedaysfromthedatethatthewritisservedto
leavevoluntarily.Ifthetenantdoesnotleaveby
theendofthefthday,thewritofpossession
authorizesthesherifftophysicallyremoveand
lockthetenantout,andseize(take)thetenants
belongingsthathavebeenleftintherentalunit.
The landlord is not entitled to possession of the
rental unit until after the sheriff has removed
the tenant.
Thecourtalsomayawardthelandlordany
unpaidrentiftheevictionisbasedonthe
tenantsfailuretopayrent.Thecourtalsomay
awardthelandlorddamages,courtcosts,and
attorneysfees(iftherentalagreementorlease
containsanattorneysfeeclauseandifthe
landlordwasrepresentedbyanattorney).Ifthe
courtndsthatthetenantactedmaliciouslyin
notgivinguptherentalunit,thecourtalsomay
awardthelandlordupto$600asapenalty.
303
Thejudgmentagainstthetenantwillbereported
onthetenantscreditreportforsevenyears.
304
Howtorespondtoanunlawful
detainerlawsuit
Ifyouareservedwithanunlawfuldetainer
complaint,youshouldgetlegaladviceor
assistanceimmediately.Tenantorganizations,
tenant-landlordprograms,housingclinics,legal
aidorganizations,orprivateattorneyscanprovide
youwithadvice,andassistanceifyouneedit.
(SeeGettingHelpFromaThirdParty,pages
8182.)
Youusuallyhaveonlyve daystorespond
inwritingtothelandlordscomplaint.You
mustrespondduringthistimebylingthe
correctlegaldocumentwiththeClerkofCourt
inwhichthelawsuitwasled.Ifthefthday
fallsonaweekendorholiday,youcanleyour
writtenresponseonthefollowingMondayor
nonholiday.
305
Typically,atenantrespondstoa
landlordscomplaintbylingawrittenanswer.
(Youcangetacopyofaformtouseforlingan
answerfromtheClerkofCourtsofceoronline
atwww.courtinfo.ca.gov/cgi-bin/forms.cgi(Form
982.1(95).)
Youmayhavealegaldefensetothelandlords
complaint.Ifso,youmuststatethedefenseina
writtenanswerandleyourwrittenanswerwith
theClerkofCourtbytheendofthefthday.
Otherwise,youwillloseanydefensesthatyou
mayhave.Sometypicaldefensesthatatenant
mighthavearelistedhereasexamples:

Thelandlordsthree-daynoticerequested
morerentthanwasactuallydue.

Therentalunitviolatedtheimpliedwarranty
ofhabitability.

Thelandlordledtheevictionactionin
retaliationforthetenantexercisingatenant
rightorbecausethetenantcomplainedtothe
buildinginspectorabouttheconditionofthe
rentalunit.
Dependingonthefactsofyourcase,thereare
otherlegalresponsestothelandlordscomplaint
thatyoumightleinsteadofananswer.For
example,ifyoubelievethatyourlandlorddidnot
properlyservethesummonsandthecomplaint,
youmightleaMotiontoQuashServiceof
Summons.Ifyoubelievethatthecomplainthas
sometechnicaldefectordoesnotproperlyallege
302 CodeofCivilProcedureSections712.010and715.010.
303 CodeofCivilProcedureSection1174(b).
304 CivilCodeSection1785.13(a)(2),(3).
305 CodeofCivilProcedureSection1167.
73

thelandlordsrighttoevictyou,youmightlea
Demurrer.It is important that you obtain advice
from a lawyer before you attempt to use these
procedures.
Ifyoudontleawrittenresponsetothe
landlordscomplaintbytheendofthefthday,
thecourtwillenteradefaultjudgmentinfavor
ofthelandlord.Adefaultjudgmentallowsthe
landlordtoobtainawritofpossession(seepage
77),andmayalsoawardthelandlordunpaidrent,
damagesandcourtcosts.
TheClerkofCourtwillaskyoutopayaling
feewhenyouleyourwrittenresponse.Theling
feetypicallyisabout$180.However,ifyoucant
affordtopaythelingfee,youcanrequestthat
theClerkallowyoutoleyourresponsewithout
payingthefee(thatis,youcanrequestawaiver
ofthefee).Anapplicationformforafeewaiver,
calledanApplicationforWaiverofCourtFees
andCosts,canbeobtainedfromtheClerkof
Courtoronlineatwww.courtinfo.ca.gov/cgi-bin/
forms.cgi(Form982a(17)).
306
Afteryouhaveledyourwrittenanswertothe
landlordscomplaint,theClerkofCourtwillmail
tobothyouandthelandlordanoticeofthetime
andplaceofthetrial.Ifyoudontappearincourt,
adefaultjudgmentwillbeenteredagainstyou.
SpecialRulesforTenantsintheMilitary:A
servicemembermaybeentitledtoastay(delay)
ofanevictionactionfor90days.Thisrule
appliestotheservicememberandhisorher
dependents(suchasaspouseorchild)ina
residentialrentalunitwithrentof$2,400per
monthorless.Theservicemembersabilityto
payrentmustbemateriallyaffectedbymilitary
service.Thejudgemayorderthestayonhis
orherownmotionoruponrequestbythe
servicememberorarepresentative.Thejudge
canadjustthelengthandtermsofthedelayas
equity(fairness)requires.
307
Evictionofunnamedoccupants
Sometimes,peoplewhoarenotpartiestothe
rentalagreementorleasemoveintotherental
unitwiththetenantorafterthetenantleaves,
butbeforetheunlawfuldetainerlawsuitisled.
Whenalandlordthinksthattheseoccupants
mightclaimalegalrighttopossesstherental
unit,thelandlordmayseektoincludethemas
defendantsintheevictionaction,evenifthe
landlorddoesntknowwhotheyare.Inthiscase,
thelandlordwilltelltheprocessservertoserve
theoccupantswithaPrejudgmentClaimofRight
toPossessionformatthesametimethatthe
evictionsummonsandcomplaintareservedon
thetenantswhoarenameddefendants.
308
See
additionaldiscussionofunnamedoccupants
andClaimofRighttoPossessionformson
pages8990.
Beforethecourthearing
Beforeappearingincourt,youmustcarefully
prepareyourcase,justasanattorneywould.
Amongotherthings,youshould:

Bemindfulthatwhenyouhavebeenserved
withthesummonsandcomplaint,youhave
vedaysinwhichtoleananswer.Youshould
carefullyreadthesummons,whichwillhave
veryspecicinformationonhowtoanswer
thecomplaintandthestricttimelines.(Please
refertopage73ofthismanual.)
Continuedonpage76
306 TheapplicationformisJudicialCouncilForm982(a)(17).YoushouldqualifyforafeewaiverifyoureceivebenetsundertheSSI/SSP,
CalWORKs/TANF,FoodStamporGeneralRelief/GeneralAssistanceprogram,orifyourgrossmonthlyhouseholdincomeforafamilyof
fourislessthan$2,296.88.Youalsomayqualifyforfeewaiverifyourincomeisnotenoughtopayforthecommonnecessariesoflife
andalsopaycourtfeesandcosts.
307 ServicemembersCivilReliefAct,50UnitedStatesCodeAppendixSections501-596andSection531.SeeCaliforniaPracticeGuide,
Landlord-Tenant,Paragraph7:80.10(RutterGroup2006).
74

DiscoveryinUnlawfulDetainerCases
Eachofthefouravailablediscoveryproceduresrequiresaminimumofvedaysnoticeto
thelandlordbeforethelandlordisrequiredtorespond.
309
Availablediscoveryproceduresin
unlawfuldetaineractionsincludeoraldepositions,
310
writteninterrogatories,
311
inspectionofthe
landlordsrecords,things,andplaces,
312
andrequestsforadmissions.
313
Undertheserules,the
landlordmustcomplywithyourrequestfordiscoverywithinvedays.
314
Alldiscoverymustbe
completedonorbeforethefthdaybeforethedatesetfortrial.
315

Ifyouintendtodefendyourcase,andintendtousethediscoveryprocessasatool,youmust
followstricttimelinesapplicabletoevictionsinCalifornia.

Thediscoveryprocessworksinve-dayincrements.Onceyouhavebeenserved,youmay
beginyourdiscoverybymailinganydiscoveryrequests.Youmustallowvedaysforyour
requesttobereceivedbythelandlord.Thelandlordthenhasvedaystorespondtoyour
request.Allofthediscoverymustbecompletedatleastvedaysbeforethedateofthe
trial.
316
309 CodeofCivilProcedureSection1170.8.Moskovitz,CaliforniaEvictionDefenseManual,Paragraph23.1-23.52(Cal.Cont.Ed.Bar
2009).
310 CodeofCivilProcedureSection2025.270(b).
312 CodeofCivilProcedureSection2031.010,2031.260(b),2031.020(b)(c).
313 CodeofCivilProcedureSection2033.020(c).
316 Thetimeperiodsdiscussedassumethatnoordersareobtainedshorteningorextendingtime.SeealsoMoskovitz,CaliforniaEviction
DefenseManual,Paragraph23.8(Cal.Cont.Ed.Bar2009)foraday-by-daytimeline.
75

Continuedfrompage74 willleadocumentcalledaMemorandumto
Talkwithahousingclinic,tenantorganization,
attorney,orlegalaidorganization.Thiswill
helpyouunderstandthelegalissuesinyour
caseandtheevidencethatyouwillneed.

Requestdiscoveryoftheevidencethatmay
behelpfultoyourcaseortopreparinga
defense.(SeeDiscoveryinUnlawfulDetainer
Casespage75.)

Decidehowyouwillpresentthefactsthat
supportyoursideofthecasewhether
bywitnesses,letters,otherdocuments,
photographsorvideo,orotherevidence.

Haveatleastvecopiesofalldocumentsthat
youintendtouseasevidenceanoriginalfor
thejudge,acopyforthecourtclerk,acopy
fortheopposingparty,acopyforyourself,and
copiesforyourwitnesses.

Askwitnesseswhowillhelpyourcaseto
testifyatthetrial.Youcansubpoenaa
witnesswhowillnottestifyvoluntarily.A
subpoenaisanorderfromthecourtfora
witnesstoappear.Thesubpoenamustbe
servedon(handedto)thewitness,andcan
beservedbyanyonebutyouwhoisoverthe
ageof18.Youcanobtainasubpoenafrom
theClerkofCourt.Youmustpaywitnessfees
atthetimethesubpoenaisservedonthe
witness,ifthewitnessrequeststhem.
Thepartiestoanunlawfuldetainerlawsuit
havetherighttoajurytrial,andeitherpartycan
requestone.
317
Afteryouhaveledyouranswer
tothelandlordscomplaint,usuallythelandlord
SetCaseforTrial(ofciallycalledaRequest/
Counter-RequesttoSetCaseforTrialform
(JudicialCouncilFormUD-150).)
318
This
documentwillindicatewhethertheplaintiff
(landlord)hasrequestedajurytrial.Ifnot,and
ifyouarenotrepresentedbyalawyer,tenant
advisersusuallyrecommendthatyounotrequest
ajurytrial.
Thereareseveralgoodreasonsforthis
recommendation:rst,presentingacasetoa
juryismorecomplexthanpresentingacaseto
ajudge,andanonlawyerrepresentinghimself
orherselfmaynditverydifcult;second,the
partyrequestingajurytrialwillberesponsible
fordepositingtheinitialcostofjuryfeeswiththe
court;andthird,thelosingpartywillhavetopay
allofthejurycosts.
319
Afterthecourtsdecision
Ifthecourtdecidesinfavorofthetenant,the
tenantwillnothavetomove,andthelandlord
maybeorderedtopaythetenantscourtcosts
(forexample,lingfees)andthetenants
attorneysfees.However,thetenantwillhaveto
payanyrentthatthecourtorders.
Ifthelandlordwins,thetenantwillhaveto
move.Inaddition,thecourtmayorderthetenant
topaythelandlordscourtcostsandattorneys
fees,andanyprovendamages,suchasoverdue
rentorthecostofrepairsifthetenantdamaged
thepremises.
Itispossible,butrare,foralosingtenant
toconvincethecourttoallowthetenantto
remainintherentalunit.Thisiscalledrelief
317 Theleaseorrentalagreementcannotrequirethatthetenantwaivetherighttoajurytrialbeforeadisputearises.However,thelease
orrentalagreementcanrequirethatanydisputethatarisesbesubmittedtoarbitration.(GraftonPartnersLPv.SuperiorCourt
(PricewaterhouseCoopersLLP(2005)36Cal.4th944[32Cal.Rptr.3d5].)
318 Insomecounties,thecourtwillsetthetrialautomatically;inothers,thelandlordmustletheRequesttoSetCaseforTrialform.
Moskovitz,CaliforniaEvictionDefenseManual,Section25.1(Cal.Cont.Ed.Bar2008).
319 SeePortmanandBrown,CaliforniaTenantsRights,pages291-293(NOLOPress2007).
76
fromforfeitureofthetenancy.Thetenantmust
convincethecourtoftwothingsinordertoobtain
relieffromforfeiture:thattheevictionwould
causethetenantseverehardship,andthatthe
tenantisabletopayalloftherentthatisdueor
thatthetenantwillfullycomplywiththeleaseor
rentalagreement.
320
Atenantcanobtainrelieffromforfeitureofa
leaseorarentalagreement,evenifthetenancy
hasterminated(ended),solongaspossession
oftheunithasnotbeenturnedovertothe
landlord.Atenantseekingrelieffromforfeiture
(orthetenantsattorney)mustapplyforrelief
immediatelyafterthecourtissuesitsjudgment
intheunlawfuldetainerlawsuit.
321
Atenantwholosesanunlawfuldetainer
lawsuitmayappealthejudgmentifthetenant
believesthatthejudgemistakenlydecideda
legalissueinthecase.However,thetenantwill
havetomovebeforetheappealisheard,unless
thetenantobtainsastayofenforcementofthe
judgmentorrelieffromforfeiture(described
immediatelyabove).Thecourtwillnotgrant
thetenantsrequestforastayofenforcement
unlessthecourtndsthatthetenantorthe
tenantsfamilywillsufferextremehardship,
andthatthelandlordwillnotsufferirreparable
harm.Ifthecourtgrantstherequestforastayof
enforcement,itwillorderthetenanttomakerent
paymentstothecourtintheamountorderedby
thecourt.
322
Alandlordwholosesanunlawfuldetainer
lawsuitalsomayappealthejudgment.
Writofpossession
Ifajudgmentisenteredagainstyouand
becomesnal(forexample,ifyoudonotappeal
orifyouloseonappeal),andyoudonotmove
out,thecourtwillissueawritofpossession
tothelandlord.
323
Thelandlordcandeliverthis
legaldocumenttothesheriff,whowillthen
forciblyevictyoufromtherentalunitifyoudont
leavepromptly.
Beforeevictingyou,thesheriffwillserveyou
withacopyofthewritofpossession.
324
Thewrit
ofpossessioninstructsyouthatyoumustmove
outbytheendofthefthdayafterthewritis
servedonyou,andthatifyoudonotmoveout,
thesheriffwillremoveyoufromtherentalunit
andplacethelandlordinpossessionofit.
325
Thecostofservingthewritofpossessionwill
beaddedtotheothercostsofthesuitthatthe
landlordwillcollectfromyou.
Afteryouareservedwiththewritof
possession,youhavevedaystomove.Ifyou
havenotmovedbytheendofthefthday,the
sheriffwillreturnandphysicallyremoveyou.
326
Ifyourbelongingsarestillintherentalunit,the
sheriffmayeitherremovethemorhavethem
storedbythelandlord,whocanchargeyou
reasonablestoragefees.Ifyoudonotreclaim
thesebelongingswithin18days,thelandlordcan
321 CaliforniaPracticeGuide,Landlord-Tenant,Paragraph9:444-9:445.1(RutterGroup2009).Thetenantswrittenpetitionmustbeserved
onthelandlordatleastvedaysbeforethedateofthehearingontherequestforrelief.Ifthetenantdoesnothaveanattorney,the
tenantmayorallyapplytothecourtforrelief,ifthelandlordeitherispresentincourtorhasbeengivenpropernotice.Thecourtalso
mayorderrelieffromforfeitureonitsownmotion.Thecourtmayorderrelieffromforfeitureonlyonconditionthatthetenantpayallof
therentdue(orfullycomplywiththeleaseorrentalagreement).(CodeofCivilProcedureSection1179).
325 CodeofCivilProcedureSection715.010(b)(2).
326 CodeofCivilProcedureSection715.020(c).
77

mailyouanoticetopickthemup,andthencan
eithersellthematauctionorkeepthem(iftheir
valueislessthan$300).
327
Ifthesheriffforcibly
evictsyou,thesheriffscostwillalsobeadded
tothejudgment,whichthelandlordcancollect
fromyou.
Settingasideadefaultjudgment
Ifthetenantdoesnotleawrittenresponse
tothelandlordscomplaint,thelandlordcanask
thecourttoenteradefaultjudgmentagainstthe
tenant.Thetenantthenwillreceiveanoticeof
judgment,andawritofpossessionasdescribed
above.
Therearemanyreasonswhyatenantmight
notrespondtothelandlordscomplaint.For
example,thetenantmayhavereceivedthe
summonsandcomplaint,butwasnotable
torespondbecausethetenantwasillor
incapacitated,orforsomeotherverygood
reason.Itisevenpossible(butnotlikely)that
thetenantwasneverservedwiththelandlords
summonsandcomplaint.Insituationssuchas
these,wherethetenanthasavalidreasonfor
notrespondingtothelandlordscomplaint,the
tenantcanaskthecourttosetasidethedefault
judgment.
Settingasideadefaultjudgmentcanbea
complexlegalproceeding.Commonreasons
forseekingtosetasideadefaultjudgmentare
thetenants(orthetenantslawyers)mistake,
inadvertence,surprise,orexcusableneglect.
328
Atenantwhowantstoaskthecourttosetaside
adefaultjudgmentmustactpromptly.Thetenant
shouldbeabletoshowthecourtthatheorshe
hasasatisfactoryexcuseforthedefault,acted
promptlyinmakingtherequest,andhasagood
chancetowinattrial.
329
Atenantwhothinks
thatgroundsexistforsettingasideadefault
judgmentshouldrstseekadviceandassistance
fromalawyer,alegalaidorganization,oratenant
organization.
Specialrulesfortenantsinthemilitarymay
makeitmoredifcultforalandlordtoobtaina
defaultjudgmentagainstthetenant,andmay
makeitpossibleforatenanttoreopenadefault
judgmentanddefendtheunlawfuldetainer
action.
330
Awordaboutbankruptcy
Sometenantsthinkthatlingabankruptcy
petitionwillpreventthemfrombeingevicted.
Thisisnotalwaystrue.
Filingbankruptcyisaseriousdecision
withmanylong-termconsequencesbeyond
theevictionaction.Inaddition,muchofwhat
thepublicknowsaboutbankruptcyhasbeen
changedbytheBankruptcyAbusePreventionand
ConsumerProtectionActof2005.
Atenantwhoisthinkingaboutling
bankruptcybecauseofthethreatofeviction,
orforanyreason,shouldconsultabankruptcy
expertandcarefullyweightheexpertsadvice.
Bankruptcyisacomplicatedlegalspecialty
andexplainingitisbeyondthescopeofthis
booklet.However,hereissomebasicinformation
aboutbankruptcyasitrelatestounlawful
detainerproceedings:
331
327 CodeofCivilProcedureSections715.030,1174(h);CivilCodeSections1965,1988.SeetheDepartmentofConsumerAffairsLegal
GuidesLT-4,HowtoGetBackPossessionsYouHaveLeftinaRentalUnit,andLT-5,OptionsforaLandlord:WhenaTenants
PersonalPropertyhasBeenLeftintheRentalUnit.TheseLegalGuidesareavailableontheDepartmentofConsumerAffairsWebsite,
www.dca.ca.gov.
328 CodeofCivilProcedureSection473(b).SeeMoskovitz,CaliforniaEvictionDefenseManual,Section12.12(Cal.Cont.Ed.Bar2009).
329 Moskovitz,CaliforniaEvictionDefenseManual,Sections12.15,12.16(Cal.Cont.Ed.Bar2009).SeeMoskovitzetal.,California
Landlord-TenantPractice,Sections13.7-13.14(Cal.Cont.Ed.Bar2009).
330 ServicemembersCivilReliefAct,50UnitedStatesCodeAppendixSections521(a),(b),(c),(g)andJudicialCouncilForm982(a)(6);see
CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs8:518.5-8:518.7(RutterGroup2009).
331 SeeCaliforniaPracticeGuide,Landlord-Tenant,Chapter10,(RutterGroup2009),Moskovitzetal.,CaliforniaLandlord-TenantPractice,
Chapter14(Cal.Cont.Ed.Bar2009).
78

Atenantwholesabankruptcypetitionafter
October17,2005(theeffectivedateofthe
2005BankruptcyAct)normallyisentitled
toanimmediateautomaticstay(delay)of
apendingunlawfuldetaineraction.Ifthe
landlordhasntalreadyledtheunlawful
detaineraction,theautomaticstayprevents
thelandlordfromtakingstepssuchasserving
athree-daynoticeorlingtheaction.
332

Thelandlordmaypetitionthebankruptcycourt
forpermissiontoproceedwiththeunlawful
detaineraction(calledrelieffromthe
automaticstay).
333

Theautomaticstaymaycontinueineffectuntil
thebankruptcycaseisclosed,dismissed,or
completed. Ontheotherhand,thebankruptcy
courtmayliftthestayifthelandlordshows
thatheorsheisentitledtorelief.
334

Theautomaticstaynormallydoesnotprevent
thelandlordfromenforcinganunlawful
detainerjudgmentthatwasobtainedbefore
thetenantspetitionwasled.Insomecases,
however,thetenantmaybeabletokeepthe
stayineffectfor30daysafterthepetitionis
led.
335

Theautomaticstaydoesnotapplyifthe
landlordsevictionactionisbasedonthe
tenantsendangeringtherentalpropertyor
usingillegalcontrolledsubstancesonthe
property,andifthelandlordlesarequired
certicationwiththebankruptcycourt.The
staynormallywillremainineffect,however,
for15daysafterthelandlordlesthe
certicationwiththecourt.
336

Abankruptcycasecanbedismissedfor
causeforexample,ifthetenantneglects
topayfeesorlenecessaryschedulesand
nancialinformation,causesunreasonable
delaythatharmsthelandlord,orlesthecase
inbadfaith.
337
RETALIATORYACTIONS,EVICTIONS,AND
DISCRIMINATION
Retaliatoryactionsandevictions
Alandlordmaytrytoevictatenantbecause
thetenanthasexercisedalegalright(for
example,usingtherepairanddeductremedy,
pages4142)orhascomplainedabouta
problemintherentalunit.Or,thelandlordmay
raisethetenantsrentorotherwiseseekto
punishthetenantforcomplainingorlawfully
exercisingatenantright.
Ineithersituation,thelandlordsactionis
saidtoberetaliatorybecausethelandlordis
punishingthetenantforthetenantsexerciseof
alegalright.Thelawofferstenantsprotection
fromretaliatoryevictionandotherretaliatory
acts.
338
Thelawinfers(assumes)thatthelandlord
hasaretaliatorymotiveifthelandlordseeksto
evictthetenant(ortakesotherretaliatoryaction)
withinsixmonthsafterthetenanthasexercised
anyofthefollowingtenantrights:
339
332 11UnitedStatesCodeSection362(a)(1)-(3)and11UnitedStatesCodeSection362(b)(22).
333 11UnitedStatesBankruptcyCodeSection362(d).
334 11UnitedStatesCodeSection362(c),(d).
335 11UnitedStatesCodeSections362(b)(22),362(l)(1),whichprovideprotectionforthetenantiftherearecircumstanceswhichwould
allowthetenanttocure themoneydamagesorwherethetenanthasdepositedwiththeclerkofthecourtanyrentdueaftertheling
ofthebankruptcy.
336 11UnitedStatesCodeSections362(b)(23),362(m)(1).
337 Moskovitzetal.,CaliforniaLandlord-TenantPractice,Section14.32(Cal.Cont.Ed.Bar2009).
79

Usingtherepairanddeductremedy,ortelling
thelandlordthatthetenantwillusetherepair
anddeductremedy.

Complainingabouttheconditionoftherental
unittothelandlord,ortoanappropriatepublic
agencyaftergivingthelandlordnotice.

Filingalawsuitorbeginningarbitrationbased
ontheconditionoftherentalunit.

Causinganappropriatepublicagencyto
inspecttherentalunitortoissueacitationto
thelandlord.
Inorderforthetenanttodefendagainst
evictiononthebasisofretaliation,thetenant
mustprovethatheorsheexercisedoneor
moreoftheserightswithinthesix-monthperiod,
thatthetenantsrentiscurrent,andthatthe
tenanthasnotusedthedefenseofretaliation
morethanonceinthepast12months.Ifthe
tenantproducesallofthisevidence,thenthe
landlordmustproduceevidencethatheorshe
didnothavearetaliatorymotive.
340
Evenifthe
landlordprovesthatheorshehasavalidreason
fortheeviction,thetenantcanproveretaliation
byshowingthatthelandlordsefforttoevict
thetenantisnotingoodfaith.
341
Ifbothsides
producethenecessaryevidence,thejudgeorjury
thenmustdecidewhetherthelandlordsaction
wasretaliatoryorwasbasedonavalidreason.
Atenantcanalsoassertretaliationasa
defensetoevictionifthetenanthaslawfully
organizedorparticipatedinatenants
organizationorprotest,orhaslawfullyexercised
anyotherlegalright.Inthesecircumstances,the
tenantmustprovethatheorsheengagedinthe
protectedactivity,andthatthelandlordsconduct
wasretaliatory.
342
Ifyoufeelthatyourlandlordhasretaliated
againstyoubecauseofanactionthatyouve
properlytakenagainstyourlandlord,talkwith
anattorneyorlegalaidorganization.Anattorney
alsomaybeabletoadviseyouaboutother
defenses.
Retaliatorydiscrimination
Alandlord,managingagent,realestate
broker,orsalespersonviolatesCaliforniasFair
EmploymentandHousingActbyharassing,
evicting,orotherwisediscriminatingagainsta
personinthesaleorrentingofhousingwhen
thedominantpurposeistoretaliateagainsta
personwhohasdoneanyofthefollowing:
343

Opposedpracticesthatareunlawfulunder
theAct;

Informedlawenforcementofcialsofpractices
thatthepersonbelievesareunlawfulunder
theAct;or

Aidedorencouragedapersontoexercise
rightsprotectedbytheAct.
Atenantwhocanprovethatthelandlords
evictionactionisbasedonadiscriminatory
motivehasadefensetotheunlawfuldetainer
action.Atenantwhoisthevictimofretaliatory
discriminationalsohasacauseofactionfor
damagesundertheFairEmploymentand
HousingAct.
344
RESOLVING PROBLEMS
TALKWITHYOURLANDLORD
Communicationisthekeytoavoidingand
resolvingproblems.Ifyouhaveaproblemwith
yourrentalunit,itsusuallybesttotalkwith
yourlandlordbeforetakingotheraction.Your
landlordmaybewillingtocorrecttheproblem
ortoworkoutasolution.Bythesametoken,
thelandlord(orthelandlordsagentormanager)
340 CivilCodeSection1945.2(a),(b);seeCaliforniaPracticeGuide,Landlord-Tenant,Paragraphs7:368-7:380(RutterGroup2009).
341 Moskovitzetal.,CaliforniaLandlord-TenantPractice,Section12.38(Cal.Cont.Ed.Bar2009).
343 GovernmentCodeSection12955(f),12955.7.
344 CaliforniaPracticeGuide,Landlord-Tenant,Paragraphs7:205,7:391-7:394(RutterGroup2009).
80
shoulddiscussproblemswiththetenantbefore
takingformalaction.Thetenantmaybewillingto
correcttheproblemonceheorsheunderstands
thelandlordsconcerns.Bothpartiesshouldbear
inmindthateachhasthedutytodealwiththe
otherfairlyandingoodfaith(seepage22).
Ifdiscussingtheproblemwiththelandlord
doesntsolveit,andiftheproblemisthe
landlordsresponsibility(seepages3640),you
shouldwritealetterorsendane-mailtothe
landlord.Theletterore-mailshoulddescribethe
problem,itseffectonyou,howlongtheproblem
hasexisted,whatyoumayhavedonetoremedy
theproblemorlimititseffect,andwhatyou
wouldlikethelandlordtodo.Youshouldkeepa
copyofthisletterore-mail.
Ifyouhavebeendealingwithanagentofthe
landlord,suchasapropertymanager,youmay
wanttodirectlycontacttheowneroftherental
unit.Thename,addressandtelephonenumber
oftheownerandthepropertymanager,orthe
personwhoisauthorizedtoreceivelegalnotices
fortheowner,mustbewritteninyourrental
agreement(orlease)orpostedconspicuouslyin
thebuilding.
345
YoucanalsocontactyourCounty
AssessorsOfceforthisinformation.
Ifyoudonthearfromthelandlordafter
yousendtheletterore-mail,orifthelandlord
disagreeswithyourcomplaint,youmayneed
touseoneofthetenantremediesthatare
discussedinthisbooklet(suchastherepairand
deductremedy,pages4142),orobtainlegal
assistance.Thelengthoftimethatyoushould
waitforthelandlordtoactdependsonthe
seriousnessoftheproblem.Normally,30days
isconsideredappropriateunlesstheproblemis
extremelyserious.
Remember:Thelandlordandthetenant
discussingproblemswitheachothercan
preventlittleproblemsfrombecomingbigones.
Tryingtoworkoutproblemsbenetseverybody.
Sometimes,itshelpfultoinvolvesomeoneelse,
suchasamutualfriendoratrainedarbitrator
ormediator(seepage82).Iftheproblemtruly
cannotberesolvedbydiscussion,negotiation,
andacceptablecompromise,theneachpartycan
looktotheremediesprovidedbythelaw.
GETTINGHELPFROMATHIRDPARTY
Manyresourcesareavailabletohelptenants
andlandlordsresolveproblems.Checkwhichof
thefollowingagenciesareavailableinyourarea,
reviewtheirWebsitestodetermineiftheycan
offeryouassistance,orcallorwritethemfor
informationorassistance:

Localconsumerprotectionagency.Seethe
City and County Governmentlistingsinthe
whitepagesofthephonebook.

Localhousingagency.SeetheCity and County
Governmentlistingsinthewhitepagesofthe
phonebook.

Localdistrictattorneysofce.SeetheCounty
Governmentlistingsinthewhitepagesofthe
phonebook.

Cityorcountyrentcontrolboard.SeetheCity
and County Governmentlistingsinthewhite
pagesofthephonebook.

Localtenantassociation,orrentalhousing
orapartmentassociation.Checkthewhite
(business)andYellowPagesinthephone
book.

Localtenantinformationandassistance
resources.Seelistonpage91.

Localdisputeresolutionprogram.Toordera
county-by-countylist,seepage99.
Youmayalsoobtaininformationfromthe
CaliforniaDepartmentofConsumerAffairs
ConsumerInformationCenterat(800)952-5210
or(916)445-1254.ForTDD,call(800)326-
2297or(916)322-1700.Youcanalsovisitthe
DepartmentofConsumerAffairsWebsiteat
www.dca.ca.gov.
345 CivilCodeSections1961,1962,1962.5.
81

Manycountybarassociationsofferlawyer
referralservicesandvolunteerattorneyprograms
whichcanhelpatenantlocatealow-feeor
freeattorney.Legalaidorganizationsmay
provideevictiondefenseservicetolow-income
tenants.Somelawschoolsofferfreeadviceand
assistancethroughlandlord-tenantclinics.
Tenantsshouldbecautiousaboutusing
so-calledevictiondefenseclinicsorbankruptcy
clinics.Whilesomeoftheseclinicsmaybe
legitimateandprovidegoodservice,othersare
notlegitimate.Someoftheseclinicsmayuse
high-pressuresalestactics,makefalsepromises,
obtainyoursignatureonblankforms,takeyour
money,andthendonothing.
Theseclinicsmaypromisetogetafederal
stay(alsocalledanautomaticstay)ofan
evictionaction.Thisusuallymeansthatthe
clinicintendstoleabankruptcypetitionforthe
tenant.(Seepage78.)Whilethismaystopthe
evictiontemporarily,itcanhaveanextremely
badeffectonthetenantsfutureabilitytorent
propertyortoobtaincredit,sincethebankruptcy
willbepartofthetenantscreditrecordfor as
long as 10 years.
Unlawfuldetainerassistants(UDAs)are
non-lawyerswhoareinbusinesstoprovide
adviceandassistancetolandlordsandtenants
onunlawfuldetainerissues.UDAsmustbe
registeredwiththeCountyClerksofceinthe
countieswheretheyhavetheirprincipalplace
ofbusinessandwheretheydobusiness.
346
AtenantwhosignsacontractwithaUDAcan
cancelthecontractwithin24hoursaftersigning
it.
347
Legaldocumentassistants(LDAs)arenon-
lawyerswhotypeandlelegaldocuments
asdirectedbypeoplewhoarerepresenting
themselvesinlegalmatters.Similarregistration
andcontractcancellationrequirementsapplyto
legaldocumentassistants.
348
ThefactthataUDAoranLDAisproperly
registeredwiththeCountyClerkdoesnot
guaranteethattheUDAorLDAhasthe
knowledgeorabilitytohelpyou.
ARBITRATIONANDMEDIATION
Somelocalhousingagenciesreferlandlord-
tenantdisputestoalocaldisputeresolution
centerormediationservice.Thegoalofthese
servicesistoresolvedisputeswithoutthe
burdenandexpenseofgoingtocourt.
Mediationinvolvesassistancefroman
impartialthirdperson,calledamediator,who
helpsthetenantandlandlordreachavoluntary
agreementonhowtosettlethedispute.The
mediatornormallydoesnotmakeabinding
decisioninthecase.
Arbitrationinvolvesreferralofthedisputeto
animpartialthirdperson,calledanarbitrator,
whodecidesthecase.Ifthelandlordandtenant
agreetosubmittheirdisputetoarbitration,they
willbeboundbythedecisionofthearbitrator,
unlesstheyagreetononbindingarbitration.
Tenantsandlandlordsshouldalways
considerresolvingtheirdisputesbymediation
orarbitrationinsteadofalawsuit.Mediationis
almostalwaysfaster,cheaper,andlessstressful
thangoingtocourt.Whilearbitrationismore
formalthanmediation,arbitrationcanbefaster,
andisusuallylessstressfulandburdensome,
thanacourtaction.
Mediationservicesarelistedintheyellow
pagesofthetelephonebookunderMediation
Services.Toobtainacounty-by-countylistingof
disputeresolutionservices,seepage99.
346 BusinessandProfessionsCodeSections6400-6415.
347 BusinessandProfessionsCodeSection6410(e).Thecontentsoftheunlawfuldetainerassistantscontractaregovernedbyregulation.
See16CaliforniaCodeofRegulationsSection3890.
348 BusinessandProfessionsCodeSections6400-6415.Thecontentsofthelegaldocumentassistantscontractforself-helpservicesare
governedbyregulation.See16CaliforniaCodeofRegulation,Section3950.
82
GLOSSARY
[Allwordsinboldfacetypeareexplainedin
thisGlossary.Thenumberattheendofeach
explanationreferstothepageorpagesinthe
textwherethetermisdiscussed.]
abandon/abandonmentthetenants
remedyofmovingoutofarentalunitthatis
uninhabitableandthatthelandlordhasnot
repairedwithinareasonabletimeafterreceiving
noticeofthedefectsfromthetenant.(33,42)
amountofnotice/amountofadvance
noticethenumberofdaysnoticethatmustbe
givenbeforeachangeinthetenancycantake
effect.Usually,theamountofadvancenoticeis
thesameasthenumberofdaysbetweenrent
payments.Forexample,inamonth-to-month
tenancy,thelandlordusuallymustgivethetenant
30daysadvancewrittennoticethatthelandlord
isincreasingtheamountofthesecuritydeposit.
(4,15,29,4952)
appealarequesttoahighercourttoreview
alowercourtsdecisioninalawsuit.(77)
ApplicationforWaiverofCourtFeesand
Costsaformthattenantsmaycompleteand
givetotheClerkofCourttorequestpermission
tolecourtdocumentswithoutpayingthecourt
lingfee.(74)
arbitrationusinganeutralthirdperson
toresolveadisputeinsteadofgoingtocourt.
Unlessthepartieshaveagreedotherwise,the
partiesmustfollowthearbitratorsdecision.(82)
arbitratoraneutralthirdperson,agreedtoby
thepartiestoadispute,whohearsanddecides
adispute.Anarbitratorisnotajudge,butthe
partiesnormallymustfollowthearbitrators
decision(thedecisionissaidtobebinding
ontheparties).(Seearbitration;compareto
mediator.)(82)
assign/assignmentanagreementbetween
theoriginaltenantandanewtenantbywhich
thenewtenanttakesovertheleaseofa
rentalunitandbecomesresponsibletothe
landlordforeverythingthattheoriginaltenant
wasresponsiblefor.Theoriginaltenantisstill
responsibletothelandlordifthenewtenant
doesntliveuptotheleaseobligations.(3536)
(Seenovation;comparetosublease.)(36)
CaliforniaDepartmentofFairEmployment
andHousingthestateagencythatinvestigates
complaintsofunlawfuldiscriminationinhousing
andemployment.(14)
ClaimofRighttoPossessionaformthat
theoccupantsofarentalunitcanlloutto
temporarilystoptheirevictionbythesheriff
afterthelandlordhaswonanunlawfuldetainer
(eviction)lawsuit.Theoccupantscanuse
thisformonlyif:thelandlorddidnotservea
PrejudgmentClaimofRighttoPossessionform
withthesummonsandcomplaint;theoccupants
werenotnamedinthewritofpossession;and
theoccupantshavelivedintherentalunit
sincebeforetheunlawfuldetainerlawsuit
wasled.(74,89)
creditreportareportpreparedbyacredit
reportingagencythatdescribesapersons
credithistoryforthelastsevenyears(exceptfor
bankruptcies,whicharereportedfor10years).
Acreditreportshows,forexample,whether
thepersonpayshisorherbillsontime,has
84
delinquentorcharged-offaccounts,hasbeen
sued,andissubjecttocourtjudgments.(8,28,
67-71)
creditreportingagencyabusinessthat
keepsrecordsofpeoplescredithistories,
andthatreportscredithistoryinformationto
prospectivecreditors(includinglandlords).(9)
(Seealsotenantscreeningservice.)(9)
creditscoreanumericalsummaryofa
personscreditworthinessthatisbasedon
informationfromacreditreportingagency.
Creditscoringusesastatisticalprogramto
compareapersonshistoryofbillpaying,credit
accounts,collectionactionsandothercredit
informationwiththecreditperformanceofother
consumers.Ahighcreditscore(forexample,750
andup)indicatesthatapersonisabettercredit
risk,andalowscore(forexample,300400)
indicatesapotentialcreditrisk.(9)
defaultjudgmentajudgmentissuedbythe
court,withoutahearing,afterthetenant
hasfailedtolearesponsetothelandlords
complaint.(74)
Demurreralegalresponsethatatenant
canleinanunlawfuldetainerlawsuittotest
thelegalsufciencyofthechargesmadeinthe
landlordscomplaint.(74)
Discoverytheprocessthroughwhichparties
toanactionareallowedtoobtainrelevant
informationknowntootherpartiesornon-parties
beforetrial.(75,76)
discrimination(inrenting)denyinga
personhousing,tellingapersonthathousing
isnotavailable(whenthehousingisactually
availableatthattime),providinghousingunder
inferiorterms,harassingapersoninconnection
withhousingaccommodations,orproviding
segregatedhousingbecauseofapersonsrace,
color,religion,sex(includingpregnancy,childbirth
ormedicalconditionsrelatedtothem,aswell
asgenderandperceptionofgender),sexual
orientation,nationalorigin,ancestry,source
ofincome,age,disability,medicalcondition,
whetherthepersonismarried,orwhetherthere
arechildrenundertheageof18inthepersons
household.Discriminationalsocanberefusalto
makereasonableaccommodationforaperson
withadisability.(1115)
dishonoredcheckacheckthatthebank
returnstothepayee(thepersonwhoreceived
thecheck)withoutpayingit.Thebankmay
returnthecheckbecausethepayors(thecheck
writers)accountdidnothaveenoughmoneyto
coverthecheck.Thisiscalledabouncedor
NSFcheck.Or,thebankmayreturnthecheck
becausethepayorstoppedpaymentonit.(29)
escrowaccountabankaccountinto
whichatenantdepositswithheldrent,tobe
withdrawnonlywhenthelandlordhascorrected
uninhabitableconditionsintherentalunitor
whenthetenantisorderedbyacourttopay
withheldrenttothelandlord.(44)
evictionacourt-administeredproceeding
forremovingatenantfromarentalunitbecause
thetenanthasviolatedtherentalagreement
orlease,ordidnotcomplywithanoticeending
thetenancy(alsocalledanunlawfuldetainer
lawsuit).(68)
evictionnotice(orthree-daynotice)a
three-daynoticethatthelandlordservesonthe
tenantwhenthetenanthasviolatedtheleaseor
rentalagreement.Thethree-daynoticeusually
instructsthetenanttoeitherleavetherental
unitorcomplywiththeleaseorrentalagreement
(forexample,bypayingpast-duerent)withinthe
three-dayperiod.(29,68)
fairhousingorganizationscityorcounty
organizationsthathelprentersresolvehousing
discriminationproblems.(14)
federalstay(orautomaticstay)anorder
ofafederalbankruptcycourtthattemporarily
stopsproceedingsinastatecourt,includingan
evictionproceeding.(79,82)
guestapersonwhodoesnothavetherights
ofatenant,suchasapersonwhostaysina
transienthotelforfewerthansevendays.(3)
habitablearentalunitthatistforhuman
85
beingstolivein.Arentalunitthatsubstantially
complieswithbuildingandsafetycodestandards
thatmateriallyaffecttenantshealthandsafety
issaidtobehabitable.Seeuninhabitableand
impliedwarrantyofhabitability.(36-37)
holdingdepositadepositthatatenantgives
toalandlordtoholdarentalunituntilthetenant
paystherstmonthsrentandthesecurity
deposit.(10)
impliedwarrantyofhabitabilityalegalrule
thatrequireslandlordstomaintaintheirrental
unitsinaconditiontforhumanbeingsto
livein.Arentalunitmustsubstantiallycomply
withbuildingandhousingcodestandardsthat
materiallyaffecttenantshealthandsafety.The
basicminimumrequirementsforarentalunitto
behabitablearelistedonpages37-38.
initialinspectionaninspectionbythe
landlordbeforethetenancyendstoidentify
defectiveconditionsthatjustifydeductionsfrom
thesecuritydeposit.(33,55-58)
itemofinformationinformationinacredit
reportthatcausesacreditortodenycreditor
takeotheradverseactionagainstanapplicant
(suchasrefusingtorentarentalunittothe
applicant).(9)
landlordabusinessorpersonwhoownsa
rentalunit,andwhorentsorleasestherental
unittoanotherperson,calledatenant.(2,28)
leasearentalagreement,usuallyinwriting,
thatestablishesallthetermsoftheagreement
andthatlastsforapredeterminedlengthoftime
(forexample,sixmonthsoroneyear).Compare
toperiodicrentalagreement.(15,28)
legalaidorganizationsorganizationsthat
providefreelegaladvice,representation,and
otherlegalservicesinnoncriminalcases
toeconomicallydisadvantagedpersons.
(14,82)
lockoutwhenalandlordlocksatenantout
oftherentalunitwiththeintentofterminating
thetenancy.Lockouts,andallotherself-help
evictionremedies,areillegal.(72)
lodgerapersonwholivesinaroomina
housewheretheownerlives.Theownercan
enterallareasoccupiedbythelodger,andhas
overallcontrolofthehouse.(2,4)
mediationaprocessinwhichaneutralthird
personmeetswiththepartiestoadisputein
ordertoassisttheminformulatingavoluntary
solutiontothedispute.(82)
mediatoraneutralthirdperson,agreedto
bythepartiestoadispute,whomeetswiththe
partiesinordertoassisttheminformulatinga
voluntarysolutiontothedispute.Themediators
decisionnormallyisnotbindingontheparties.
(Seemediation;comparetoarbitrator.)(82)
MemorandumtoSetCaseforTrialacourt
documentledinanunlawfuldetainerlawsuit
requestingthatthecasebesetfortrial.This
documentalsostateswhethertheplaintiff(the
landlord)hasrequestedajurytrial.(76)
MotiontoQuashServiceofSummonsa
legalresponsethatatenantcanleinan
unlawfuldetainerlawsuitifthetenantbelieves
thatthelandlorddidnotproperlyservethe
summonsandcomplaint.(73)
negligenceapersonscarelessness(thatis,
failuretouseordinaryorreasonablecare)that
resultsininjurytoanotherpersonordamageto
anotherpersonsproperty.(27)
novationinanassignmentsituation,a
novationisanagreementbythelandlord,the
originaltenant,andthenewtenantthatmakes
thenewtenant(ratherthantheoriginaltenant)
solelyresponsibletothelandlord.(36)
occupantapersonwhoisnotnamedasa
tenantintherentalagreementorleasewhohas
movedintoarentalunitbeforethelandlordles
anunlawfuldetainer(eviction)lawsuit.Since
thelandlorddoesnotknowthattheoccupant
islivingintherentalunit,thelandlordmay
notnametheoccupantasadefendantinthe
unlawfuldetainerlawsuit.(74,89)
86
periodicrentalagreementanoralorwritten
rentalagreementthatstatesthelengthoftime
betweenrentpaymentsforexample,aweekor
amonthbutnotthetotalnumberofweeksor
monthsthattheagreementwillbeineffect.
(15,31)
PrejudgmentClaimofRighttoPossessiona
formthatalandlordinanunlawfuldetainer
(eviction)lawsuitcanhaveservedalongwith
thesummonsandcomplaintonallpersonsliving
intherentalunitwhomightclaimtobetenants,
butwhosenamesthelandlorddoesnotknow.
Occupantswhoarenotnamedintheunlawful
detainercomplaint,butwhoclaimarightto
possesstherentalunit,canlloutandlethis
formtobecomepartiestotheunlawfuldetainer
action.(74,89)
prepaidrentallistingservicesbusinesses
thatselllistsofavailablerentalunits.(7)
relieffromforfeitureanorderbyacourt
inanunlawfuldetainer(eviction)lawsuitthat
allowsthelosingtenanttoremainintherental
unit,basedonthetenantsconvincingthecourt
thattheevictionwouldcausethetenantsevere
hardshipandthatthetenantcanpayallofthe
rentthatisdue,orotherwisefullycomplywith
thelease.(76-77)
rentcontrolordinanceslawsinsome
communitiesthatlimitorprohibitrentincreases,
orthatlimitthecircumstancesinwhichatenant
canbeevicted.(27,31,90)
rentwithholdingthetenantsremedyof
notpayingsomeoralloftherentifthelandlord
doesnotxdefectsthatmaketherentalunit
uninhabitablewithinareasonabletimeafterthe
landlordreceivesnoticeofthedefectsfromthe
tenant.(43)
rentalagreementanoralorwritten
agreementbetweenatenantandalandlord,
madebeforethetenantmovesin,which
establishesthetermsofthetenancy,suchasthe
amountoftherentandwhenitisdue.(Seelease
andperiodicrentalagreement.)(8,15-17)
rentalapplicationformaformthata
landlordmayaskatenanttolloutpriorto
rentingthatrequestsinformationaboutthe
tenant,suchasthetenantsaddress,telephone
number,employmenthistory,creditreferences,
andthelike.(8)
rentalperiodthelengthoftimebetweenrent
payments;forexample,aweekoramonth.(15)
rentalunitanapartment,house,duplex,or
condominiumthatalandlordrentstoatenant
tolivein.(2,15,28,36)
rentersinsuranceinsuranceprotecting
thetenantagainstpropertylosses,suchas
lossesfromtheftorre.Thisinsuranceusually
alsoprotectsthetenantagainstliability(legal
responsibility)forclaimsorlawsuitsledbythe
landlordorbyothersallegingthatthetenant
negligentlyinjuredanotherpersonorproperty.
(27)
repairanddeductremedythetenants
remedyofdeductingfromfuturerenttheamount
necessarytorepairdefectscoveredbythe
impliedwarrantyofhabitability.Theamount
deductedcannotbemorethanonemonths
rent.(41,79)
retaliatoryevictionoractionanactbya
landlord,suchasraisingatenantsrent,seeking
toevictatenant,orotherwisepunishingatenant
becausethetenanthasusedtherepairand
deductremedyortherentwithholdingremedy,
orhasassertedothertenantrights.(32,45,
79-81)
securitydepositadepositorafeethat
thelandlordrequiresthetenanttopayatthe
beginningofthetenancy.Thelandlordcanuse
thesecuritydeposit,forexample,ifthetenant
movesoutowingrentorleavestheunitdamaged
orlesscleanthanwhenthetenantmovedin.
(24,31,48)
serve/servicelegalrequirementsand
proceduresthatseektoassurethattheperson
towhomalegalnoticeisdirectedactually
receivesit.(23,71)
87
60-daynoticeawrittennoticefroma
landlordtoatenanttellingthetenantthata
periodictenancywillendin60days.A60-
daynoticeusuallydoesnothavetostatethe
landlordsreasonforendingthetenancy.
(49-51)
subleaseaseparaterentalagreement
betweentheoriginaltenantandanewtenant
towhomtheoriginaltenantrentsallorpart
oftherentalunit.Thenewtenantiscalleda
subtenant.Theagreementbetweentheoriginal
tenantandthelandlordremainsinforce,and
theoriginaltenantcontinuestoberesponsible
forpayingtherenttothelandlordandforother
tenantobligations.(Comparetoassignment.)
(35-36)
subpoenaanorderfromthecourtthat
requirestherecipienttoappearasawitnessor
provideevidenceinacourtproceeding.(76)
subtenantseesublease.
tenancythetenantsexclusiveright,created
byarentalagreementbetweenthelandlordand
thetenant,touseandpossessthelandlords
rentalunit.(15)
tenantapersonwhorentsorleasesarental
unitfromalandlord.Thetenantobtainstheright
totheexclusiveuseandpossessionoftherental
unitduringtheleaseorrentalperiod.(2,28)
tenantscreeningserviceacreditreporting
agencythatcollectsandsellsinformationon
tenants,suchaswhethertheypaidtheirrent
ontime,whethertheydamagedpreviousrental
units,whethertheywerethesubjectofan
unlawfuldetainerlawsuit,andwhetherlandlords
consideredthemgoodorbadtenants.(9)
three-daynoticeseeevictionnotice.
30-daynoticeawrittennoticefroma
landlordtoatenanttellingthetenantthat
thetenancywillendin30days.A30-day
noticeusuallydoesnothavetostatethe
landlordsreasonforendingthetenancy.
(29,49-51,65-68)
uninhabitablearentalunitwhichhassuch
seriousproblemsordefectsthatthetenants
healthorsafetyisaffected.Arentalunitmay
beuninhabitableifitisnottforhumanbeings
tolivein,ifitfailstosubstantiallycomply
withbuildingandsafetycodestandardsthat
materiallyaffecttenantshealthandsafety,ifit
containsaleadhazard,orifitisadangerous
substandardbuilding.(Comparetohabitable.)
(36-40)
unlawfuldetainerlawsuitalawsuitthata
landlordmustleandwinbeforeheorshe
canevictatenant(alsocalledaneviction
lawsuit).(9,72-78)
U.S.DepartmentofHousingandUrban
Developmentthefederalagencythatenforces
thefederalfairhousinglaw,whichprohibits
discriminationbasedonsex,race,color,religion,
nationalorethnicorigin,familialstatus,or
handicap.(14)
waivetosignawrittendocument(awaiver)
givinguparight,claim,privilege,etc.Inorderfor
awaivertobeeffective,thepersongivingthe
waivermustdosoknowingly,andmustknowthe
right,claim,privilege,etc.thatheorsheisgiving
up.(55,64,70)
writofpossessionadocumentissuedbythe
courtafterthelandlordwinsanunlawfuldetainer
(eviction)lawsuit.Thewritofpossessionis
servedonthetenantbythesheriff.Thewrit
informsthetenantthatthetenantmustleavethe
rentalunitbytheendofvedays,orthesheriff
willforciblyremovethetenant.(73,74)
88

APPENDICES
APPENDIX 1 OCCUPANTS NOT
NAMED IN EVICTION LAWSUIT OR
WRIT OF POSSESSION
OCCUPANTSNOTNAMEDINEVICTION
LAWSUIT
Peoplewhoarenotnamedastenantsin
therentalagreementorleasesometimes
moveintoarentalunitbeforethelandlordles
theunlawfuldetainer(eviction)lawsuit.The
landlordmaynotknowthatthesepeople(called
occupants)arelivingintherentalunit,and
thereforemaynotnamethemasdefendants
inthesummonsandcomplaint.Asaresult,
theseoccupantsarenotnamedinthewritof
possessionifthelandlordwinstheunlawful
detaineraction.Asheriffenforcingthewritof
possessioncannotlawfullyevictanoccupant
whosenamedoesnotappearonthewritof
possessionandwhoclaimstohavelivedinthe
unitsincebeforetheunlawfuldetainerlawsuit
wasled.(Seewritofpossession,page77.)
Thelandlordcantakestepstoavoidthis
result.Thelandlordcaninstructtheprocess
serverwhoservesthesummonsandcomplaint
onthenameddefendantstoaskwhetherthere
areotheroccupantslivingintheunitwhohave
notbeennamedasdefendants.Ifthereare,
thepersonservingthesummonsandcomplaint
canserveeachoftheso-calledunnamed
occupantswithablankPrejudgmentClaimof
RighttoPossessionformandanextracopyof
thesummonsandcomplaint.
349
Theseoccupantsthenhave10daysfromthe
datetheyareservedtoleaPrejudgmentClaim
ofRighttoPossessionformwiththeClerkof
Court,andtopaytheclerktherequiredlingfee
(orleanApplicationforWaiverofCourtFees
andCostsiftheyareunabletopaytheling
fee(seepage74)).Anyunnamedoccupantwho
doesnotleaPrejudgmentClaimofRightto
PossessionformwiththeClerkofCourt(along
withthelingfeeorarequestforwaiverofthe
fee)canthenbeevicted.
AnunnamedoccupantwholesaPrejudgment
ClaimofRighttoPossessionformautomatically
becomesadefendantintheunlawfuldetainer
lawsuit,andmustleananswertothecomplaint
withinvedaysafterlingtheform.Thecourt
thenrulesontheoccupantsdefensetothe
evictionalongwiththedefensesoftheother
defendants.
350
Ifthelandlordwins,theoccupant
cannotdelaytheeviction,whetherornotthe
occupantisnamedinthewritofpossession
issuedbythecourt.
351
89
OCCUPANTSNOTNAMEDINWRIT
OFPOSSESSION
Thelandlordsometimesdoesnotservea
PrejudgmentClaimofRighttoPossessionform
ontheunnamedoccupantswhentheunlawful
detainercomplaintisserved.Whenthesheriff
arrivestoenforcethewritofpossession(thatis,
toevictthetenants[seewritofpossession,page
77]),anoccupantwhosenamedoesnotappear
onthewritofpossession,andwhoclaimsa
rightofpossession,maylloutaClaimofRight
toPossessionformandgiveittothesheriff.
Thesheriffmustthenstoptheevictionofthat
occupant,andmustgivetheoccupantacopyof
thecompletedformorareceiptforit.
352
Withintwobusinessdaysaftercompletingthe
formandgivingittothesheriff,theoccupant
mustdelivertotheClerkofCourtthecourts
lingfee(orleanApplicationforWaiverofCourt
FeesandCostsiftheoccupantisunabletopay
thelingfee(seepage74)).Theoccupantalso
shoulddelivertothecourtanamountequal
to15daysrentfortherentalunit(thewritof
possessionmuststatethedailyrentalvalueof
therentalunit).
Fiveto15daysaftertheoccupanthaspaid
thelingfee(orhasledarequestforwaiverof
thefee),andhasdepositedanamountequalto
15daysrent,thecourtwillholdahearing.Ifthe
occupantdoesnotdepositthe15daysrent,the
courtwillholdthehearingwithin ve days.
Atthehearing,thecourtwilldecidewhetheror
nottheoccupanthasavalidclaimtopossession.
Ifthecourtdecidesthattheoccupantsclaimto
possessionisvalid,theamountofrentdeposited
willbereturnedtotheoccupant.Thecourtwill
thenorderfurtherproceedings,asappropriateto
thecase(forexample,theoccupantmaybegiven
vedaystoanswerthelandlordscomplaint).
Ifthecourtndsthattheoccupantsclaimto
possessionisnotvalid,anamountequaltothe
dailyrentforeachdaytheevictionwasdelayed
willbesubtractedfromtherentthatisreturned
totheoccupant,andthesherifformarshalwill
continuewiththeeviction.
353
APPENDIX 2LIST OF CITIES
WITH RENT CONTROL
Berkeley
BeverlyHills
Campbell
EastPaloAlto
Fremont
Hayward
LosAngeles
LosGatos
Oakland
PalmSprings
SanFrancisco
SanJose
SantaMonica
ThousandOaks
WestHollywood
WestlakeVillage
Resourcesonrentcontrolordinances
includeBrown,WarnerandPortman,The
California Landlords Law Book, Vol. I: Rights &
Responsibilities, Appendix C (NOLOPress2009)
andCalifornia Practice Guide, Landlord-Tenant,
Chapter 5(RutterGroup2009).
90

APPENDIX 3TENANT
INFORMATION AND ASSISTANCE
RESOURCES
ThisTenantInformationandAssistance
Resourceslistingalsoisavailablethroughthe
DepartmentofConsumerAffairsWebsiteat
www.dca.ca.gov.
TheWebsitelistingisupdatedperiodically.
Youcanalsolocatelawyerreferralservices
andlegalaidprogramsthroughtheseother
resources:

Lawyerreferralservices:GototheStateBar
ofCaliforniasWebsite,www.calbar.ca.gov.
ClickonthePublicServicesbutton,then
clickontheLawyerReferralServiceslink
andthenclickontheCountyPrograms
button.

Californialegalaidorganizations,
bar-certiedlawyerreferralservices,and
courtservices:GotoLawHelpCalifornia.orgs
Website,www.lawhelpcalifornia.org/CA/
StateDirectory.cfm.
ALAMEDACOUNTY
BayAreaLegalAid
AlamedaCountyRegionalOfce
1735TelegraphAvenue
Oakland,CA94612
(510)663-4744
info@baylegal.org
BerkeleyRentStabilizationBoard
2125MilviaStreet
Berkeley,CA94704
(510)981-7368
Rent@ci.berkeley.ca.us
CityofFremontHousingandRedevelopment
39550LibertyStreet,FirstFloor
Fremont,CA94538
(510)494-4500
Housingandredevelopment@ci.fremont.ca.us
DepartmentofFairEmploymentandHousing
1515ClayStreet,Suite701
Oakland,CA94612-5212
(housingdiscriminationcomplaintsonly)
(510)622-2945(800)233-3212
EdenCouncilforHopeandOpportunity,Inc.
(ECHO)
770AStreet
Hayward,CA94541
(510)581-9380
Livermoreofce(925)449-7340
Info@echofairhousing.org
FremontFairHousingandLandlordTenant
Service
39155LibertyStreet,SuiteD440
Fremont,CA94538-1513
(510)574-2270
fremont@housing.org
fremontfairhousing@housing.org
HousingRights,Inc.
1966SanPabloAvenue
Berkeley,CA94702
Mail:P.O.Box12895
Berkeley,CA94712
(510)548-8776Fax(510)548-5805
hri@housingrights.com
BUTTECOUNTY
CommunityLegalInformationCenter
25MainStreet
Chico,CA95929
(530)898-4354
Mail:CaliforniaStateUniversityChico,
Building25
Chico,CA95929
clic@csuchico.edu
LegalServicesofNorthernCalifornia
ButteRegionalOfce
541NormalAvenue
Chico,CA95928
(530)345-9493Fax(530)345-6913
chico_ofce@lsnc.net
91

CONTRACOSTACOUNTY
BayAreaLegalAid
ContraCostaRegionalOfce
1025MacDonaldAvenue
Richmond,CA94801
(510)233-9954(800)551-5554
info@baylegal.org
PacicCommunityServices
329RailroadAvenue
Pittsburg,CA94565
(925)439-1056Fax(925)439-0831
www.pcsi.org
Shelter,Inc.
1815ArnoldDrive
Martinez,CA94553
(925)335-0698
HELPLINK(800)799-6599
www.shelterincofccc.org
KERNCOUNTY
CaliforniaRuralLegalAssistance
DelanoRegionalOfce
629MainStreet
Delano,CA93215
(661)725-4350
www.crla.org
CityofBakerseldOfceofFairHousing
1600TruxtonAvenue,Suite300
Bakerseld,CA93301
(661)634-9245
www.ci.bakerseld.ca.us/edcd/faq/fairhouse.htm
KernCountyFairHousingDivision
2700MStreet,Suite250
Bakerseld,CA93301
(661)862-5050(800)552-5376
kerncd@co.kern.ca.us
www.co.kern.ca.us/cd/cdhome.asp
LOSANGELESCOUNTY
BetTzedekLegalServices
145SouthFairfaxAvenue,Suite200
LosAngeles,CA90036
(323)939-0506Fax(323)549-5880
www.bettzedek.org
CitizensofInglewoodTenantAssociation
609KewStreetU2
Inglewood,CA90302-2765
(310)677-7294
cita107@aol.com
CoalitionforEconomicSurvival(CES)
514ShattoPlace,Suite270
LosAngeles,CA90020
(213)252-4411Fax(213)252-4422
contactces@earthlink.net
www.CESinAction.org
TenantsRightsClinic
JoePraml,ClinicCoordinator
jpraml@sbcglobal.net
ConsumerAction
523WestSixthStreet,Suite1105
LosAngeles,CA90014
(213)624-8327
www.consumer-action.org
CityofSantaMonicaConsumerAffairs
Protection,FairHousing&PublicRightsUnit
1685MainStreet,ThirdFloor
SantaMonica,CA90401
(310)458-8336Espaol(310)458-8370
consumer.mailbox@smgov.net
www01.smgov.net/atty/consumer_protection/
housing.htm.
CulverCityHousingAgency
(ContractswithHousingRightsCenter.Seenext
entry.)
FairHousingCounciloftheSanFernandoValley
8134VanNuysBoulevard,Suite206
PanoramaCity,CA91402
(818)373-1185(800)287-4617
brunofhsfv@fairhousingcouncil.org
www.fhcsfv.org
HousingRightsCenter
520SouthVirgilAvenue,Suite400
LosAngeles,CA90020
(213)381-8555(800)477-5977
mheredia@hrc-la.org
www.hrc-la.org
92
InnerCityLawCenter
1309East7thStreet
LosAngeles,CA90021
(213)891-2880,ext.210
Fax(213)891-2888
InnerCityLaw.org
CommunityEconomicDevelopmentUnit
SouthLosAngelesOfce
7000Broadway
LosAngeles,CA90003
(213)640-3954Fax(213)640-3988
LegalAidFoundationofLosAngeles
1550WestEighthStreet
LosAngeles,CA90017
(213)640-3881
Housing/EvictionIntakeLine:(213)385-1719
www.laa.org
FairHousingFoundation(ForCompton,Lynwood,
Downey,LongBeach,HuntingtonPark,Norwalk,
ParamountandSouthGate)
3605LongBeachBoulevard,Suite302
LongBeach,CA90807
(562)989-1206Fax(562)989-1836
www.fairhousingfoundation.com
LosAngelesCounty
500WestTempleStreet,RoomB-96
LosAngeles,CA90012-2722
(213)974-1452(800)593-8222
http://consumer-affairs.co.la.ca.us
LosAngelesCountyDepartmentofConsumer
AffairsEastLosAngelesServiceCenter
4801EastThirdStreet
LosAngeles,CA90022
(323)881-7099
(MondaythroughFriday8a.m.to5p.m.)
LosAngelesCounty
FlorenceFirestoneServiceCenter
7901SouthComptonAvenue
LosAngeles,CA90001
(323)586-7268
(MondayandWednesday10a.m.tonoonand
1p.m.to4:30p.m.)
LosAngelesCounty
LancasterPublicLibrary
601WestLancasterBoulevard
Lancaster,CA93534
Main(661)726-7550Rollover(661)726-7551
(Fridayonly10a.m.to3:30p.m.)
LosAngelesCounty
SanGabrielServiceCenter
1441SantaAnitaAvenue
SouthElMonte,CA91731
(626)575-5425or(626)575-5426
(MondayandFriday8:30a.m.tonoonand
1p.m.to4:30p.m.)
LosAngelesCounty
SouthBay/LomitaCenter
24340SouthNarbonneAvenue
Lomita,CA90717
(310)325-1035
(TuesdayandThursday8:30a.m.tonoonand
1p.m.to4:30p.m.
LosAngelesCounty
Valencia/CourtHouse
23747WestValenciaBoulevard
Valencia,CA91355
(661)253-7328
(Wednesday8:30a.m.to4:30p.m.)
LosAngelesCounty
SanFernandoValleyOfce
14340SylvanStreet
VanNuys,CA91411
(747)901-3829or(818)901-3820
(TuesdayandThursday8a.m.to4:30p.m.)
SanFernandoValley
NeighborhoodLegalServicesProgram
13327VanNuysBoulevard
Pacoima,CA91331
(800)433-6251
www.nls-la.org
93
SantaMonicaRentControlBoard
1685MainStreet,No.202
SantaMonica,CA90401
(310)458-8751
Rentcontrol@smgov.net
MADERACOUNTY
MaderaRegionalOfce
117SouthLakeStreet
Madera,CA93638
(559)674-5671
MARINCOUNTY
FairHousingProgramofMarinCounty
615BStreet
SanRafael,CA94901
(415)457-5025
MarinMediationServices
30NorthSanPedroRoad,Suite170
SanRafael,CA94903
(415)499-7454
Fhom@fairhousingmarin.com
Bkob@co.marin.ca.us
MERCEDCOUNTY
CentralCaliforniaLegalServices
357WestMainStreet,Suite201
Merced,CA95340
(209)723-5466
www.centralcallegal.org
MONTEREYCOUNTY
SalinasRegionalOfce
3WilliamsRoad
Salinas,CA93905
(831)757-5221
ConictResolution/MediationCenterof
MontereyCounty
1900GardenRoad,Suite110
Monterey,CA93940
(831)649-6219
FromSalinas:(831)424-4694
dorenecreme@aol.com
NAPACOUNTY
FairHousingNapaValley
601CabotWay
Napa,CA94559
(707)224-9720
Napafairhousing.org
NapaCountyRentalInformationand
MediationServices
1714JeffersonStreet
Napa,CA94559
(707)253-2700Fax(707)253-0207
ehubbard@napanet.net
NORTHERNCALIFORNIACOUNTIES
SeniorLegalHotline
Freetelephoneadvicetopersonsover60
(withoutregardtoincome)inthefollowing
counties:Alameda,Alpine,Amador,Butte,
Calaveras,Colusa,ContraCosta,DelNorte,
ElDorado,Glenn,Humboldt,Lake,Lassen,
Marin,Mariposa,Merced,Mendocino,Modoc,
Napa,Nevada,Placer,Plumas,Sacramento,
SanBenito,SanFrancisco,SanJoaquin,
SanMateo,SantaClara,SantaCruz,Shasta,
Sierra,Siskiyou,Solano,Sonoma,Stanislaus,
Sutter,Tehama,Trinity,Tuolumne,Yolo,andYuba.
SeniorLegalHotline
444NorthThirdStreet,Suite312
Sacramento,CA95814
(916)551-2140(800)222-1753
seniorhotline@lsnc.net
www.seniorlegalhotline.org
ORANGECOUNTY
FairHousingCouncilofOrangeCounty
201SouthBroadway
SantaAna,CA92701
(714)569-0823(800)698-FAIR
www.fairhousingoc.org
LegalAidSocietyofOrangeCounty
2101NorthTustinAvenue
SantaAna,CA92705
(800)834-5001
www.lasoc.com
94
PLACERCOUNTY
190ReamerStreet
Auburn,CA95603
(530)823-7560
(alsoservesAmador,Calaveras,ElDorado,
Nevada,andSierracounties)
Auburn-ofce@lsnc.net
www.lsnc.net
RIVERSIDECOUNTY
CoachellaRegionalOfce
14606thStreet
Coachella,CA92236
(760)398-7261
FairHousingCouncilofRiversideCountyInc.
3933MissionInnAvenue
Riverside,CA92501
(951)682-6581(800)655-1812
fhcrc@aol.com
www.fairhousing.net
SACRAMENTOCOUNTY
CaliforniaApartmentAssociation
9809thStreet,Suite200
Sacramento,CA95814
(916)447-7881(800)967-4222
(877)999-7881
info@caanet.org
www.caanet.org
HumanRights/FairHousingCommissionforthe
CityandCountyofSacramento
1112IStreet,Suite250
Sacramento,CA95814
Hotline(916)444-0178Main(916)444-6903
www.hrfh.org
LegalCenterfortheElderlyandDisabled
2862ArdenWay,Suite200
Sacramento,CA95825
(916)488-5298
www.lcedlaw.org
51512thStreet
Sacramento,CA95814
(916)551-2150
sacto@lsnc.net
www.lsnc.net
SacramentoMediationCenter
141820thStreet,Suite201
Sacramento,CA95811
(916)441-7979
services@sacmediation.org
sacmadiation.org
SANBERNARDINOCOUNTY
InlandFairHousingandMediationBoard
560NorthArrowheadAvenue,Suite7A
SanBernardino,CA92401
(909)888-3763(800)321-0911
inmedbd@aol.com
www.inmedbd.com
SANDIEGOCOUNTY
HeartlandHumanRelationsandFairHousing
277E.LexingtonAve.
ElCajon,CA92020
(619)444-5700
info@hhrfha.org
FairHousingCouncilofSanDiego
625Broadway,Suite1114
SanDiego,CA92101
(619)699-5888
www.fhcsd.com
LegalAidSocietyofSanDiego
110SouthEuclid
SanDiego,CA92114
(877)534-2524
lassd.org
NeighborhoodHouseAssociation
5660CopleyDrive
SanDiego,CA92111
(858)715-2642
www.neighborhoodhouse.org
95
NationalConictResolutionCenter
(formerlySanDiegoMediationCenter)
625Broadway,Suite1221
SanDiego,CA92101-5419
(619)238-2400(760)494-4728
info@ncronline.com
www.ncronline.com
TenantsLegalCenter
5252BalboaAvenue,Suite408
SanDiego,CA92117
(858)571-7100infoline(858)571-1166
www.tenantslegalcenter.com
SANFRANCISCOCOUNTY
AsianLawCaucus
55ColumbusAvenue
SanFrancisco,CA94111
(415)896-1701
alc@asianlawcaucus.org
www.asianlawcaucus.org
BayAreaLegalAid
SanFranciscoRegionalOfce
50FellStreet
(415)982-1300(415)354-6360
LegalAssistanceLine:(415)354-6360
www.baylegal.org
ConsumerActionHotline
221MainStreet,Suite480
(415)777-9635
hotline@consumer-action.org
www.consumer-action.org
HousingRightsCommitteeofSanFrancisco
427SouthVanNessAvenue
(415)703-8634
www.hrcsf.org
SanFranciscoCountyDistrictAttorney
ConsumerProtectionUnit(handlessecurity
depositcasesaftertenantsmoveout)
732BrannanStreet
(415)551-9595
www.sfdistrictattorney.org
SanFranciscoHumanRightsCommission
25VanNessAvenue,Suite800
(415)252-2500
www.sfgov.org/sfhumanrights
SanFranciscoRentBoard
25VanNessAvenue,Room320
SanFrancisco,CA94102-6033
(415)252-4602Fax(415)252-4669
www.sfgov.org/rentboard
SanFranciscoTenantsUnion
558CappStreet
(415)282-6622
www.sftu.org
TenderloinHousingClinic
126HydeStreet
(415)771-2427
www.thclinic.org
SANJOAQUINCOUNTY
20NorthSutter,Suite203
Stockton,CA95202
(209)946-0605
www.crla.org
SANLUISOBISPOCOUNTY
1011PacicSt.,SuiteA
SanLuisObispo,CA93401
(805)544-7997
www.crla.org
SanLuisObispoCountyGovernmentCenter
EconomicCrimeUnit
1050MontereyStreet,Room223
SanLuisObispo,CA93408
(805)781-5856Fax(805)781-1173
sloda.com/economic_crime
96
SANMATEOCOUNTY
BayAreaLegalAid
SanMateoRegionalOfce
539MiddleeldRoad
RedwoodCity,CA94063
(650)358-0745
LegalAssistanceLine(650)472-2666
www.baylegal.org
LegalAidSocietyofSanMateoCounty
521East5thAvenue
SanMateo,CA94402
(650)558-0915(800)381-8898
TTD(650)558-0786
www.legalaidsmc.org
SanMateoCountyDistrictAttorney
ConsumerandEnvironmentalProtectionUnit
400CountyCenter,ThirdFloor
RedwoodCity,CA94063
(650)363-4651
PeninsulaConictResolutionCenter
1660SouthAmphlettBoulevardNo.219
SanMateo,CA94402
(650)513-0330
info@pcrcweb.org
www.pcrcweb.org
SANTABARBARACOUNTY
324EastCarrilloStreet,SuiteB
SantaBarbara,CA93101
(805)963-5981
www.crla.org
SANTACLARACOUNTY
BayAreaLegalAid
SantaClaraRegionalOfce
2WestSantaClaraStreet,8thFloor
SanJose,CA95113
(408)283-3700(800)551-5554
www.baylegal.org
GilroyRegionalOfce
7365MontereyRoad,SuiteH
Gilroy,CA95020
(408)847-1408
www.crla.org
LegalAidSocietyofSantaClaraCounty
480NorthFirstStreet
SanJose,CA95103
Main(408)998-5200
Voicemail(408)283-1535
www.legalaidsociety.org
MidpeninsulaCitizensforFairHousing
457KingsleyAvenue
PaloAlto,CA94301
(650)327-1718or(408)730-8491
Fax(650)327-1859
MCFHousing@cs.com
ProjectSentinel
7800ArroyoCircle
Gilroy,CA95020
(408)842-7740
gilroy@housing.org
www.housing.org
ProjectSentinel
298SouthSunnyvaleAvenue
Sunnyvale,CA94086
(888)331-3332(408)720-9888
mediate4us@housing.org
www.housing.org
ProjectSentinel
430ShermanAvenue,Suite308
PaloAlto,CA94306
(650)321-6291(888)324-7468
info@housing.org
www.housing.org
SantaClaraDistrictAttorneysOfce
70WestHeddingStreet
SanJose,CA95110
(408)299-7400DirectConsumerUnit
(408)792-2880
SANTACRUZCOUNTY
21CarStreet
Watsonville,CA95076
(831)724-2253
www.crla.org
97
SantaCruzDistrictAttorneysOfce
701OceanStreet,Room200
SantaCruz,CA95060
ConsumerAffairs(831)454-2050
CheckRecovery(831)454-2233
www.co.santa-cruz.ca.us
dao@ca.Santa-cruz.ca.us
SHASTACOUNTY
ShastaRegionalOfce
1370WestStreet
Redding,CA96001
(530)241-3565(800)822-9687
www.lsnc.net
SOLANOCOUNTY
LegalServicesofNorthernCaliforniaSolano
1810CapitolStreet
Vallejo,CA94590
(707)643-0054
solano@lsnc.net
www.lsnc.net
SONOMACOUNTY
SantaRosaRegionalOfce
725FarmersLane,No.10,BuildingB
SantaRosa,CA95405
(707)528-9941
www.crla.org
FairHousingofSonomaCounty
1300NorthDutton
SantaRosa,CA95401
Hotline(707)579-5033Fax(707)544-0159
www.fhosc.org
fairhousing@capsonoma.org
TULARECOUNTY
CentralCaliforniaLegalServices
TulareKingsLegalService
208WestMainStreet,SuiteU-1
Visalia,CA93291
(559)733-8770
www.centralcallegal.org
VENTURACOUNTY
(andCRLAMigrantProject)
338SouthAStreet
Oxnard,CA93030
(805)486-1068(805)483-8083
www.crla.org
CommissiononHumanConcerns
621RichmondAvenue
Oxnard,CA93030
(805)436-4000
HousingRightsCenter
ServingthecitiesofCamarillo,Filmore,
Moorpark,Ojai,Oxnard,PortHueneme,and
SantaPaula
1020NorthFairOaksAvenue
Pasadena,CA91103
(626)791-0211
www.hrc-la.org
OxnardHousingDepartment
435SouthDStreet
Oxnard,CA93030
(805)385-8041Fax(805)385-7969
Mail@oxnardhousing.net
www.ci.oxnard.ca.us
VenturaCountyDistrictAttorney
ConsumerMediationUnit
800SouthVictoriaAvenue
Ventura,CA93009
(805)654-3110or(805)654-3180
da.countyofventura.org/contact_information.htm
YOLOCOUNTY
CommunityMediationServicesand
OfceofFairHousing
23RussellBoulevard
Davis,CA95616
(530)757-5623
www.ci.davis.ca.us/pcs/socialservices
619NorthStreet
Woodland,CA95695
(530)662-1065
www.lsnc.net
98
STATEDEPARTMENTS
1625NorthMarketBoulevard
Sacramento,CA95834
(916)445-1254TDD(916)322-1700
(800)952-5210TDD(800)326-2297
www.dca.ca.gov
DepartmentofFairEmploymentandHousing
2000OSt.,No.120
Sacramento,CA95814
(800)233-3212-
www.dfeh.ca.gov
DepartmentofRealEstate
2201Broadway
Sacramento,CA95818
Licensinginformation(916)227-0931
Consumerinformation(916)227-0864
www.dre.ca.gov
APPENDIX 4OTHER RESOURCES
PUBLICATIONSONLANDLORD-TENANTLAW
Books
Brown,WarnerandPortman, The California
Landlords Law Book, Vol. I: Rights and
Responsibilities,13thedition(NOLOPress
2009).
Friedmanetal., California Practice Guide:
Landlord-Tenant(RutterGroup2009update).
Moskovitzetal.,California Eviction Defense
Manual,2ndedition(CaliforniaContinuing
EducationoftheBar2009update).
Moskovitzetal.,California Landlord-Tenant
Practice,2ndedition(CaliforniaContinuing
EducationoftheBar2009update).
PortmanandBrown,California Tenants Rights,
17thedition(NOLOPress2007).
Thesebooksareavailableatcountyand
universitylawlibraries.
DEPARTMENTOFCONSUMERAFFAIRS
LEGALGUIDES
LT-4How to Get Back Possessions You Have
Left in a Rental Unit
LT-5Options for Landlord: When Tenants
Personal Property Has Been Left in the
Rental Unit
LegalGuidesLT-4andLT-5areavailableinthe
LegalGuidessectionoftheDepartmentshome
pageatwww.dca.ca.gov.OtherLegalGuideson
landlord-tenantlawmaybeavailableinthefuture.
ForprintedcopiesoftheseLegalGuides,call
(866)320-8652,orwriteto:
OfceofPublications,Design&Editing
1625NorthMarketBoulevard,SuiteN-112
Sacramento,CA95834
PleasespecifyLegalGuidesbynumberand
name.
DEPARTMENTOFCONSUMERAFFAIRS
OTHERPUBLICATIONS
Arbitration/Mediation
California Dispute Resolution Programs Act:
Program Directory(listsarbitrationandmediation
programsbycounty).
SmallClaimsCourt
Small Claims Advisors Directory(listssmall
claimscourtadvisorsbycounty).
The Small Claims Court: A Guide to Its
Practical Use.
Forprintedcopiesofthesearbitrationand
smallclaimspublications,call(866)320-8652
orwrite:
1625NorthMarketBoulevard,SuiteN-112,
Sacramento,CA95834.
Pleasespecifypublicationbyname.
Youcanaccessthesepublicationsonlineat
theDepartmentofConsumerAffairsWebsite,
www.dca.ca.gov.
99

APPENDIX 5LEGALLY REQUIRED

TEXT OF NOTICES
MEGANSLAWNOTICE(SEEPAGE20)
CivilCodeSection2079.10a(Thenoticeused
mustbeinatleast8-pointtype.)
LanguagerequiredfromJuly1,1999,to
August31,2005:
Notice:TheCaliforniaDepartmentofJustice,
sheriffsdepartments,policedepartments
servingjurisdictionsof200,000ormore,and
manyotherlocallawenforcementauthorities
maintainforpublicaccessadatabaseof
thelocationsofpersonsrequiredtoregister
pursuanttoparagraph(1)ofsubdivision(a)of
Section290.4ofthePenalCode.Thedatabase
isupdatedonaquarterlybasisandisasource
ofinformationaboutthepresenceofthese
individualsinanyneighborhood.TheDepartment
ofJusticealsomaintainsaSexOffender
IdenticationLinethroughwhichinquiriesabout
individualsmaybemade.Thisisa900
telephoneservice.Callersmusthavespecic
informationaboutindividualstheyarechecking.
Informationregardingneighborhoodsisnot
availablethroughthe900telephoneservice.
LanguagerequiredfromSeptember1,2005,
toMarch31,2006:Eitherthelanguageabove
orasfollows.
LanguagerequiredonandafterApril1,2006:
Notice:PursuanttoSection290.46ofthePenal
Code,informationaboutspeciedregisteredsex
offendersismadeavailabletothepublicviaan
InternetWebsitemaintainedbytheDepartment
ofJusticeatwww.meganslaw.ca.gov.Depending
onanoffenderscriminalhistory,thisinformation
willincludeeithertheaddressatwhichthe
offenderresidesorthecommunityofresidence
andZIPCodeinwhichheorsheresides.
LEADWARNINGSTATEMENT(SEEPAGE22)
24CodeofFederalRegulationsSection35.92.
(Thisnoticemustbeinthelanguageusedinthe
contract,forexample,EnglishorSpanish.)
LEADWARNINGSTATEMENT
Housingbuiltbefore1978maycontainlead-
basedpaint.Leadfrompaint,paintchips,and
dustcanposehealthhazardsifnotmanaged
properly.Leadexposureisespeciallyharmful
toyoungchildrenandpregnantwomen.Before
rentingpre-1978housing,lessorsmustdisclose
thepresenceoflead-basedpaintand/orlead-
basedpainthazardsinthedwelling.Lessees
mustalsoreceiveafederallyapprovedpamphlet
onleadpoisoningprevention.
LEADDISCLOSURESTATEMENT
(SEEPAGE22)
Requiredby24CodeofFederalRegulations
Section35.92.(Thisnoticemustbeinthe
languageusedinthecontract,forexample,
EnglishorSpanish.)
100

________________________________________________________________________
________________________________________________________________________
________________________________________________________________________
________________________________________________________________________

____________________________________ ____________________________________
____________________________________ ____________________________________
____________________________________ ____________________________________
Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards
Lead Warning Statement
Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips, and dust can pose
health hazards if not managed properly. Lead exposure is especially harmful to young children and
pregnant women. Before renting pre-1978 housing, lessors must disclose the presence of known lead-based
paint and/or lead-based paint hazards in the dwelling. Lessees must also receive a federally approved
pamphlet on lead poisoning prevention.
Lessors Disclosure
(a) Presence of lead-based paint and/or lead-based paint hazards (check (i) or (ii) below):
(i) ______ Known lead-based paint and/or lead-based paint hazards are present in the
housing (explain).
(ii) _____ Lessor has no knowledge of lead-based paint and/or lead-based paint hazards in the
housing.
(b) Records and reports available to the lessor (check (i) or (ii) below):
(i) ______ Lessor has provided the lessee with all available records and reports pertaining
to lead-based paint and/or lead-based paint hazards in the housing (list documents below).
(ii) _____ Lessor has no reports or records pertaining to lead-based paint and/or lead-based
paint hazards in the housing.
Lessees Acknowledgment (initial)
(c) ________ Lessee has received copies of all information listed above.
(d) ________ Lessee has received the pamphlet Protect Your Family from Lead in Your Home.
Agents Acknowledgment (initial)
(e) ________ Agent has informed the lessor of the lessors obligations under 42 U.S.C. 4852d and is aware
of his/her responsibility to ensure compliance.
Certification of Accuracy
The following parties have reviewed the information above and certify, to the best of their knowledge, that
the information they have provided is true and accurate.
Lessor Date Lessor Date
Lessee Date Lessee Date
Agent Date Agent Date
101
WAIVEROFRIGHTTORECEIVECOPIESOF
INVOICES,RECEIPTS,ORGOODFAITH
ESTIMATE(SEEPAGE54)
CivilCodeSection1950.5(g)(2)(asof
January1,2009).(Ifthetenantwaivesthe
righttoreceivecopiesofinvoices,receipts,ora
goodfaithestimatewiththelandlordsitemized
statementofdeductionsfromthetenants
securitydeposit,thewaivermustsubstantially
includethistextofthesecuritydepositstatute.)
(g)(2)Alongwiththeitemizedstatement,the
landlordshallalsoincludecopiesofdocuments
showingchargesincurredanddeductedby
thelandlordtorepairorcleanthepremises,
asfollows:
(A)Ifthelandlordorlandlordsemployee
didthework,theitemizedstatementshall
reasonablydescribetheworkperformed.The
itemizedstatementshallincludethetimespent
andthereasonablehourlyratecharged.
(B)Ifthelandlordorlandlordsemployee
didnotdothework,thelandlordshallprovide
thetenantacopyofthebill,invoice,orreceipt
suppliedbythepersonorentityperformingthe
work.Theitemizedstatementshallprovidethe
tenantwiththename,address,andtelephone
numberofthepersonorentity,ifthebill,invoice,
orreceiptdoesnotincludethatinformation.
(C)Ifadeductionismadeformaterialsor
supplies,thelandlordshallprovideacopyofthe
bill,invoice,orreceipt.Ifaparticularmaterial
orsupplyitemispurchasedbythelandlordon
anongoingbasis,thelandlordmaydocument
thecostoftheitembyprovidingacopyofabill,
invoice,receipt,vendorpricelist,orothervendor
documentthatreasonablydocumentsthecostof
theitemusedintherepairorcleaningoftheunit.
LAWFULUSESOFTENANTSSECURITY
DEPOSIT(SEEPAGE53)
CivilCodeSections1950.5(b)(1)-(4)(asof
January1,2009).(Thistextofthesecurity
depositstatutemustaccompanythelandlords
itemizedstatementofrepairsorcleaning.)
(b)Asusedinthissection,securitymeans
anypayment,fee,depositorcharge,including,
butnotlimitedto,anypayment,fee,deposit,or
charge,exceptasprovidedinSection1950.6,
thatisimposedatthebeginningofthetenancy
tobeusedtoreimbursethelandlordforcosts
associatedwithprocessinganewtenantorthat
isimposedasanadvancepaymentofrent,used
ortobeusedforanypurpose,including,butnot
limitedto,anyofthefollowing:
(1)Thecompensationofalandlordfora
tenantsdefaultinthepaymentofrent.
(2)Therepairofdamagestothepremises,
exclusiveofordinarywearandtear,causedbythe
tenantorbyaguestorlicenseeofthetenant.
(3)Thecleaningofthepremisesupon
terminationofthetenancynecessarytoreturn
theunittothesamelevelofcleanlinessitwasin
attheinceptionofthetenancy.Theamendments
tothisparagraphenactedbytheactaddingthis
sentenceshallapplyonlytotenanciesforwhich
thetenantsrighttooccupybeginsafterJanuary
1,2003.
(4)Toremedyfuturedefaultsbythetenant
inanyobligationundertherentalagreementto
restore,replace,orreturnpersonalpropertyor
appurtenances,exclusiveofordinarywearand
tear,ifthesecuritydepositisauthorizedtobe
appliedtheretobytherentalagreement.
102
_______________________________________
_______________________________________

CONDOMINIUM CONVERSION NOTICE (See Page 24)

Government Code Section 66459. (Thisnoticemustbe
printedinatleast14-pointboldtype.)
TOTHEPROSPECTIVETENANTSOF
(address)
Theunityoumayrenthasbeenapprovedforsaletothe
publicasacondominiumproject,communityapartment
project,orstockcooperativeproject(whicheverapplies).
Therentalunitmaybesoldtothepublic,and,ifitisoffered
forsale,yourleasemaybeterminated.Youwillbenotified
atleast90dayspriortoanyofferingtosell.Ifyoustilllaw-
fullyresideintheunit,youwillbegivenarightoffirst
refusaltopurchasetheunit.
(signatureofownerorowner'sagent)
(dated)
103
INDEX
[Glossaryterms,courtforms,andgovernmentagenciesareinboldfacetype.Pagenumbers
containingdenitionsoftermsareinboldfacetype.]
Abandonment
dened42,84
noticeof41,42,43
risks43
stepsfor42
Advancepaymentoflast
monthsrent52
Age
discriminationagainst,see
Discrimination,unlawful
AIDS24
AmountofNotice15,16-17,
29,31-34,40-46,49,
50-52,64-66,84
Ancestry
discriminationbecause
of,seeDiscrimination,
unlawful
Appeal77,84
Application,rental6
ApplicationforWaiverof
CourtFeesandCosts
74,84
Applicationscreeningfee10,
25-26
Arbitration44-45,46,82,
84,99
Arbitrator82-83,84
Asbestos6,23
Assignment35-36,84
novation36,86
tenantsresponsibility37
Attorney
feeprovisioninlease/
rentalagreement19
locatingan14-15,76,86
needfor11,14,15,64,
70-71,76,78
Attorneysfees13,46,65,72,
76,78
provisioninleaseorrental
agreement19
Automaticstay78-79,82,85
Badfaithretentionofsecurity
deposit62,64-65
Bankruptcy9,78-79
CaliforniaDepartmentofFair
EmploymentandHousing
14,80,99
Carpet57-58
Cash20,29-30,64,70
Check19-20,29-30
Check,dishonored29-30,85
Children5,8,13,100
unlawful
ClaimofRighttoPossession
74,84,89
Cleaning
depositsorfees26
landlordsresponsibility
37-38
tenantsresponsibility
37-38
Cleanliness,standardof
53-54,59
Color
unlawful
Condominiums
noticeforconvertingto24
noticetonewtenant
rightofrstrefusal24
Courtorders34,44,76-77
Creditcheck
contentsofreport9-10,
25,73,84
denialofrental9
feesfor9
Creditreport9-10,25,73,84
Creditreportingagency
8,9,85
Creditscore9,85
Damage
checklistfor26-27,66-67
photographs/videosfor
6,43,47,76
responsibilityfor26,36-40
Damages
monetary46-48
discrimination11-15
punitive14
Database,registeredsex
offenders20,100
Deadboltlocks38
Death
inunit24
oftenant65
Defaultjudgment74,78,85
Demurrer74,85
Deposit
holding,see
Holdingdeposit
security,see
Securitydeposit
Disability8,12-13,14,21
alterationsto21
discriminationbecauseof,
seeDiscrimination,
Disclosures,bylandlord
22-24
Discovery75,76,85
Discrimination
unlawful11,12-14
characteristicsspecied
bylaw11
examplesof12
FairEmploymentand
HousingAct12,80
immigrationorcitizenship
status13
occupancylimits8
remediesfor13-14
retaliatory80
roomersandboarders13
Dishonoredcheck30,85
Dishonoredcheckfee30
Domesticpartners,
unlawful
Drapes59-60
Electricity
paymentsfor,seeUtilities
Emergencyentry,seeEntry
Employmentcheck6
Entrybylandlord20,33-35
Escrowaccount49,85
Eviction
courtsdecision76-77
countingthreedays71
defaultjudgment78,85
defenses73
dened85
drugs67,69,74
forcible,bysheriff72
illegal72
justcausefor27,51,68
ofunnamedoccupants74,
86-87
overviewofprocess72-80
procedures67-78
reasonsfor45,68-70
relieffromforfeiture
76-77,87
respondingtolawsuit
73-74,85-86
retaliatory20,47,45,80
settingasidejudgment
78,85
60-daynotice49,50,51,
67,87,88
stay74,77,79,82,85
30-daynotice29,
50-51,67-68,88
three-daynotice45,55,
65-67,88
unlawfuldetainerlawsuit
9,51,68,72-82,88
weaponsorammunition
67,69
writofpossession
73,77-78,88
Evictiondefenseservices
91-98
Evictionnotice,seeNotice
FairEmploymentandHousing
Act12,80
FairEmploymentandHousing,
CaliforniaDepartmentof
14,79,91,98
Fairhousingorganizations
14,85
Familystatus
unlawful
Federalstay79,85
Fees
application10,15,45-47
attorneys4,19,65,73,
74
dishonoredcheck30
104
creditcheck8,9
late16,30-31
Garbagecollection
paymentsfor,seeUtilities
Goodfaithandfairdealing,
dutyof22,60,80-81
Guest3-4,28,37,85
Habitable36-40,42-44,85
Habitabilitywarrantyof,see
Impliedwarrantyof
habitability
Healthandsafetydefects
37-40
Holdingdeposit10-11,86
Holidays,legal51,71
Hotelsandmotels2,3
HousingandUrban
Development,U.S.
Departmentof14,88
Impliedwarrantyof
habitability36-40,86
abandonment42-43,84
habitability36-40,85
landlordsresponsibilities
37
lawsuitfordamages46-47
lead37
lockingmailreceptacles
38
noticeofuninhabitable
conditions43-46
out-of-courtresolution48
rentwithholding43-46
repairanddeduct41-42
substandardbuilding
37,88
uninhabitableconditions
37-39
Income,aggregationof13
Inuencingtenanttomove49
Initialinspectionbylandlord
55
Inspectionofrentalfordefects
5-6,26,36-46,55-57,67,
107-110
Insurance,renters27,87
Inventorychecklist5,26-27,
66-67,107-110
Itemofinformation9,86
Itemizedstatement,see
Securitydeposit
Judgments,court44-45,
64-65,74,76,77-78
Landlord
addressandtelephone
numberof2,19,63,81
dened2,86
disclosuresby20,22-24
entryby19,33-35
inuencingtenanttomove
49
initialinspectionby55-58
returnofsecuritydeposit
53-54,63-65
saleofbuildingby48,63-
64
Lastmonthsrent
advancepaymentof52-53
aspartofsecuritydeposit
24-26,52-53
Latefees19,30-31
Lawsuit
foruninhabitablehousing
46-48
forforcibleeviction70-71
forinvasionofprivacy35
forsecuritydeposit64-65
smallclaimscourt35,46,
64-65
Lead5,22,37,47,88,
100-101
Lease
attorneysfeeprovision19,
67,72
changeinterms16-17,
20,35-36
comparedtorental
agreement16-17
copytotenant20
dened17,86
expirationof17,65-66
goodfaithandfairdealing,
dutyof27,80-81
illegalprovisions20,
24-25,30,64
movingatendof65-66
notices65-66
raisingrentunder17,28,
31-33
registeredsexoffender
database,noticeof20
renewing66
raisingsecuritydeposit
under31
tenantsbasiclegal
rights20-22
translation18
Legalaidorganizations14,
17,19,35,44,47,68,71,
73,7678,82,86
Legaldocumentassistant82
Legalrights,tenantsbasic20
Liabilityfordamage,tenants
27,37,39-40
Lockout,illegal72-73,86
Lodger2,4,86
Maritalstatus
unlawful
Mediation1,45,48,62,82,
86
MegansLawdatabase
20,100
MemorandumtoSetCasefor
Trial76,86
Methamphetamine23
Military24,66,74
Mobilehomeparks4
Month-to-monthtenancy5,
15-17,28,31,33,49,50,
64,67
MotiontoQuashServiceof
Summons73,86
Movingout
abandonment42-43,84
afterevictionaction76-77
atendoflease65-66
foruninhabitability42-43
notice49-52,65-66
procedures49-52
Nationalorigin
unlawful
Negligence28,86
Notice
abandonment42-43,45
acknowledgmentof23,
45-46,62
amountof15,29,31-33,
40,41-42,49-51,64,84
bylandlord,15,16,17,
23-24,29-33,45,48-52,
55,64-66,67-69
bytenant15,16,40,
41-42,45-46,47,62,75
bycertiedmail7,28,40,
45,50,51,62,66,69,71
bye-mailorfax40,45,62,
81
cash,requiringpaymentby
20,25,29-30,31,64,
69,70
condominiumconversions
24,48
countingthreedays71
domesticviolence67,69
deductionsfromdeposit
53-65
endingperiodictenancy
49-50,65-71
entrybylandlord20,33-36
eviction41,45,48,51,
72-78
givingproperly45,49--51,
71-72
increaseinrent31-33
increaseinsecurity
deposit16,29-30,31,71
repairanddeduct41,42,
46-47
rentincrease31-33
rentwithholding43-46
saleofbuilding48,63-64
serviceof71
60-day49,51,65,87
stalking67,69
30-day29,49-51,65-68,
88
three-day45,68-71,88
Novation36,86
Occupants
dened74,89
notnamedineviction
lawsuit70,74
notnamedinwritof
possession86
Overcrowding8,13
Ownerofrentalunit,address
andtelephonenumberof
2,19,63,81
Painting60
Paymentofrent,seeRent
Payments
Penalties
monetary4,30,35,49,
64,73
maliciousactsbytenant
73
securitydeposits65
Perceptionofcharacteristics
13
Periodicrentalagreement
15-17,31,32,48,49,50,
64,65,87
Pestcontroltreatments,
disclosure23
Pests23,38,43
Physicalcharacteristics,
unlawful
Plumbing38,39,43
PrejudgmentClaimofRightto
Possession74,89
Prepaidrentallistingservices
7,87
Privacy
rightto19
violationof33-34
Promises,oral6,15,16,34,
87
Property
insurance27
possessionorsaleoften-
antsbylandlord77
removingtenants72,77
storingtenants77
waterbed16,25,27,34
Race
unlawful
Recreationalvehiclepark4
Referencecheck8-10
Refusaltorent,see
Discrimination,
unlawful
Registeredsexoffender
database20,100
Relieffromforfeiture76-77,
87
Religion
unlawful
Rentcontrolordinances
27-28,30,31,51,52,66,
68,87
Rentincreases28,31-33
notice31-33,53
effectivedate31-33
tenpercentrule31-33
105
Rentpayments
cash20,28-31,64,70
deductingfromforrepairs
41-42,43-45,41-43
duedate36,66
late19,28-30
obtainingreceiptsfor
29,45-46
partial30
reductionin43-45
withholding,seeRent
withholding
Rentwithholding22,43-45
dened43-45,87
escrowaccount44-45,85
noticeof44-45
risks45
stepsfor43-45
Rentalagreement
8,15-17,87
changingthetermsof
16-17
comparedtolease17
dened15-16,87
illegalprovisions20,
24-25,36
legalprovisions19-20
month-to-month5,15-17,
20,31,33,49,50,64,67
oral16
translation18
week-to-week16,17,28
written16-17
Rentalapplicationform
dened6,8,87
fee10
illegalquestions8,13
legalquestions6,8-9
Rentalperiod
dened15-16,87
deningtermsof15-16
20,31,33,49,50,64,67
week-to-week15,16
Rentalunit2,5,36,38,87
Rentersinsurance27,87
Rentincreases31-33
Repainting58
Repairanddeductremedy
41-42,87
dened41-42,87
noticeof41,45-46
risks41
stepsfor40-41
Repairsandmaintenance
6,39-41
entryfor,seeEntry
bylandlord
landlordsresponsibility
for37-40
tenantsresponsibility
for28,37-40
Residentialhotel3-4
Residentialrentalunit2
Resolvingproblems1,2,14,
46,62,70,80-83
Retaliatorydiscrimination
Retaliatoryeviction,see
Eviction,retaliatory
Saleofrentalunitandsecurity
deposits24,48,63-65
Securitydeposit
aslastmonthsrent
24,52
assecurityforlastmonths
rent24,52
badfaithretention64
cash,paymentby29
deductionsfrom28,53-55
dened24,87
increasein16,31-32,
64
initialinspection55-58,
66-67,86
itemizedstatement
53-54,56
limitson19,24-26
legalactionfor
recovering64
nonrefundable24,26,53
normalwearandtear
59-61
practicalsuggestions
59-61
provisioninlease
24,26,31
receipt26
receiptsandinvoices102
refundaftersaleofrental
unit63
refund21daysorless
aftervacating53,54
transfertonewowner
63-64
waterbeds25
Section8housing52
Seniorcitizenhousing13
Serve/service23,71,87
Servicemember66,74,78
Serviceofnotices
addressoflandlordor
agent40-42,45-46,49-50
methods33-34,67-68,71
Sex,discriminationbecause
unlawful
Sexoffenderdatabase,notice
20,100
Sexualorientation,
discrimination8,11,13
Sheriff
ClaimofRightto
Possession74,84,90
forcibleeviction72,78,
84-88,89,90
writofpossession
73,74,77,88
Singleroom
discrimination13
lodgers2,4
roomersandboarders13
60-daynotice,seeNotice
Smallclaimscourt,see
Lawsuit
Sourceofincome,
unlawful
Sublease35-36,88
Subpoena76,88
Subtenant34
Telephones,insidewiring39
Tenancy
dened15,88
20,31,33,49,50,64,67
week-to-week16,17,28
Tenant
agreementtomake
repairs40
basiclegalrights20-22
basiclegalresponsibilities
20,28,36-47
death65
information46
military66,74,78
Tenantscreeningservice7,
10
Tenpercentrule31-33
Terminationoftenancy
bylandlord50-52,67-70
bytenant45-46,49-50,
65-66
eviction72-80
30-daynotice29,49-51,
65-68
three-daynotice68-71
Transitionalhousing4
30-daynotice,seeNotice
Three-daynotice,seeNotice
UniformHousingCode8
Uninhabitable37-38,88
Unlawfuldetainerassistant82
Unlawfuldetainerlawsuit,
seeEviction
U.S.DepartmentofHousing
andUrbanDevelopment
14,88
Utilities6,38,72
abilitytopay6
paymentof18
sharedmeter17
shuttingofftoevicttenant
prohibited72
Waive(rights)55,64,70,88
Waterheater68
Watermeter17
Waterbeds16,25,27,34
Week-to-weektenancy16,
17,28
Writofpossession,73,74,
88,89-90
Withholdingremedy,see
Rentwithholding
106
80
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B E D R O O M 2B E D R O O M 3
110

HOW TO ORDER COPIES OF THIS BOOKLET
Unlessotherwiseindicated,consumerpublicationsareavailablefromtheDepartmentofConsumer
AffairsOfceofPublications,Design&Editingfreeofchargeperthefollowing:
Individualsandbusinessesmayorderuptovecopies.
Nonprotorganizationsmayrequestlargerquantities,subjecttoinventorylimitations.
TheresaleofDepartmentofConsumerAffairspublicationsisprohibited;allcopiesmustbe
distributedfreeofcharge.
Publicationscanbeorderedbyusingtheorderformbelow,orbycallingtheDepartmentof
ConsumerAffairsPublicationsHotlineat(866)320-8652or(800)952-5210.
ORDERFORM
California TenantsA Guide to Residential Tenants and Landlords Rights and Responsibilities2009 Edition
Name
Address
City State Zip
DaytimePhone
( )
ContactPerson
NumberofCopiesRequested
Pleasemailthisorderform(oracopy)to:
CaliforniaTenants
c/oDepartmentofConsumerAffairs
1625N.MarketBlvd.,SuiteN-112
Sacramento,CA95834
Pleaseallowthreeweeksfordeliveryofyourorder.
09-092(2/10)
111
NOTES
1625NORTHMARKETBOULEVARD
SACRAMENTO,CA95834
www.dca.ca.gov

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