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We represent landlords throughout the eviction process in Southern California and beyond.
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This firm can prepare and assist a landlord with an eviction against a tenant in Alhambra and the San Gabriel Valley. We do NOT represent tenants. Receive a free, no-obligation consultation today by filling out the form on the left side of this page, or by calling (877) 875-6958.
中文網頁. Chinese version. Attorney Piotrowski is a member of the Taiwanese American Lawyers Association.
This firm does not represent tenants. We assist landlords.
Simple, straight-forward pricing model for Los Angeles evictions:
Prepare Termination Notice (if needed)
We will draft, prepare, and serve the termination notice on the tenant.
|$195.00 flat fee|
Non-Disputed Eviction Case
Flat fee includes researching, preparing, drafting the summons and complaint, filing, normal service of process, and requesting a default judgment.
|$995.00 flat fee|
We handle evictions in Alhambra.
We assist landlords with evictions in the following locations: Valencia, Newhall, Castaic, Canyon Country, Saugus, Stevenson Ranch, Pasadena, El Monte, Alhambra, Palmdale, Lancaster, Orange County, Northridge, Chatsworth, Ventura County, San Fernando Valley, Los Angeles, and San Francisco.
Attorney Piotrowski publishes a book called, "California Landlord Best Practices and Eviction Overview: An Easy-to-Read Guide Outlining Best Practices for California Landlords Plus a Summary of the Eviction Process." This book seeks to provide an easy-to-understand and concise guide for California landlords by providing valuable suggestions for managing the landlord/tenant relationship and also provides a high-level overview of what to expect in the event that the tenant needs to be evicted. This book should be used as a tool to educate the landlord about the business of renting property in California, with an emphasis on residential units.
Yelp customer review from September 2013:
If you have a tenant who owes you rent and has not paid you, we can assist you in getting your house back. The legal proceeding is called an "Unlawful Detainer," also known as an eviction.
Evictions in Alhambra generally begin when a tenant owes a landlord money due to unpaid rent, or when the tenant violates a lease provision. The tenant is served with a "3 Day Notice" If the tenant fails to pay the landlord or rectify the lease violation during this 3 day period, then a lawsuit is filed against the tenant. The landlord can request from the court to get the property back only, or to get the property back plus money for the unpaid rent.
The eviction process in Alhambra generally takes 1.5 to 3 months to complete. Therefore, we suggest contacting us as soon as possible after the tenant does not pay the rent or violates a lease provision, so that we can serve the 3 Day Notice on the tenant and start the process of getting your property back in your possession.
The law forbids landlords from using "self-help", i.e., locking out a tenant or removing them by force. You may only remove a tenant in an Alhambra eviction by lawful means as described above.
The eviction process generally goes as follows:
1. The tenant fails to pay the landlord or violates a lease
2. The landlord issues a "3 Day Notice."
3. If the tenant fails to pay within the specified time period, or does not correct the lease violation, then an Unlawful Detainer (eviction) lawsuit is filed against the tenant.
4. The lawsuit is served on the tenant.
5. If the tenant fails to respond within 5 calendar days to the lawsuit (longer if personal service cannot be effected), then the landlord will seek a default judgment. If the tenant responds within the 5 days, then a court date may be set to argue the case.
6. When your case is "won," the proper forms will be filed and submitted to the sheriff who will forcibly remove the tenant from the property if they do not voluntarily move.
7. Once the landlord has the property back in his possession, he can change the locks and rent the house to new tenants.
The above is a general overview of the eviction process in Alhambra. Of course, each case has its own individual facts and circumstances. Some cases are more complex than others.
Sometimes, the tenant will try to fight the eviction and claim a habitability defense. Ultimately, the tenant is responsible for paying the rent on time, and the landlord is responsible for maintaining a habitable environment. The landlord will want to pay close attention to habitability issues including:
1. Effective waterproofing and weather protection of roof and exterior
walls, including unbroken windows and doors;
2. Plumbing or gas facilities that conform to applicable law in effect at the time of installation, and maintained in good order;
3. A water supply approved under pplicable law capable of producing hot and cold running waterl furnished through appropriate fixtures, and connected to an approved sewage system;
4. Heating favilities conforming to applicable law at the time of installation and maintained in good order;
5. Electrical lighting, with wiring and electrical equipment conforming with applicable law at t he time of installation and maintained in good order;
6. Premises clean at the time of commencement of the rental agreement, free from debris, filth, rubbish, garbage, rodents, and vermin;
7. Adequate garbage and rubbish receptacles;
8. Floors, stairways, and railings maintained in good repair;
9. Door locks and window locks in certain circumstances.
Contact us today at (877) 875-6958 for additional information about your specific case. We do NOT represent tenants.
Please complete our pre-client survey. If you complete the survey and decide to have our firm assist you with your legal needs, we will provide with a $25.00 discount off of legal services rendered. The survey should take less than 2 minutes to complete.
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