New Eviction Unlawful Detainer Courts for 2015 in Los Angeles County

Back in 2013, the Los Angeles Superior Court began handling unlawful detainer cases in only 5 “hub” courts. Beginning on January 5, 2015, the Los Angeles Superior Court will extend the number of courthouses hearing unlawful detainer cases to 7. The courts will be:

1. Norwalk Courthouse, 12720 Norwalk Blvd., Norwalk, 90650 (New)
2. Van Nuys Courthouse, 6230 Sylmar Ave., Van Nuys, 91401 (New)
3. Long Beach Courthouse, 275 Magnolia, Long Beach, 90802
4. Michael D. Antonovich (Antelope Valley) Courthouse, 42011 Fourth Street West, Lancaster, 93534
5. Pasadena Courthouse, 300 East Walnut, Pasadena, 91101
6. Santa Monica Courthouse, 1725 Main St., Santa Monica, 90401
7. Stanley Mosk Courthouse, 111 N. Hill St., Los Angeles, 90012

The court location where your case will be heard depends on the zip code of the property. Click the below link to view the official Los Angeles Superior Court notice regarding the 7 unlawful detainer court locations.

7 Court Rooms for Eviction Cases in Los Angeles County. [pdf]

Need help with an eviction in Southern California?  Contact the Law Office of David Piotrowski today.  Start the process of removing your bad tenant.

Read Attorney Piotrowski’s landlord book: “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.

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FMCSA Seeks Comment from the Public, Insurance Providers, Motor Carriers on Revising Minimum Levels of Financial Responsibility

The Federal Motor Carrier Safety Administration (FMCSA) has announced through an Advance Notice of Proposed Rulemaking (ANPRM) that the Agency is seeking comment from the public, liability insurance providers, motor carriers, brokers and freight forwarders on the safety and financial impacts of revising minimum levels of financial responsibility.

To read the full article from the FMCSA, please click here.

The Law Office of David Piotrowski assists interstate household goods carrier’s with tariff publishing. If you need to publish your tariff, contact us today. Give us a call at (877) 875-6958 to get started.

The Law Office of David Piotrowski assists moving companies with publishing their tariff and creating required documents such as as the Bill of Lading.

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Eviction Judgment in Los Angeles – UD 110

 

 

Want to get an eviction judgment in Los Angeles? Contact us today. We get results. Let us assist you in evicting your tenants. Here’s a sampling of our recent eviction judgments in Los Angeles.

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Contact the Law Office of David Piotrowski today.  Start the process of removing your bad tenant.

Read Attorney Piotrowski’s landlord book: “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.

 

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California 3 Day Notice to Pay Rent or Quit – Website URL for Payment of Rent is Invalid

I often tell landlords that it is extremely important that they follow the rules precisely when creating a serving a 3 day notice to pay rent or quit in California. Landlords will often attempt to draft and serve a 3 day notice to pay rent or quit on their own, rather than having an attorney create and serve the 3 day notice to pay rent or quit. This is not recommended.

In a recent court case, Foster v. Williams, 229 Cal. App. 4th Supp. 9, 177 Cal. Rptr. 3d 371 (App. Dep’t Super. Ct. 2014) , a landlord served a 3 day notice to pay rent or quit on a non-paying tenant. The tenant had always paid the rent online, and the 3 day notice informed the tenant that she had to go to a certain website to pay the rent.

The court ruled that the 3 day notice to pay rent or quit was invalid in that the website URL on the 3 day notice to pay rent or quit by itself was not sufficient. In addition to providing the URL address, the landlord needed to also specify in the 3 day notice to pay rent or quit the words, “that payment may be made pursuant to an electronic funds transfer procedure which has been previously established.” The URL alone, without these other words, failed to satisfy the rules and thus the 3 day notice notice to pay rent or quit was invalid.

Contact the Law Office of David Piotrowski today.  Start the process of removing your bad tenant.

Read Attorney Piotrowski’s landlord book: “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.

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Just Cause Eviction in Glendale – Landlord Attorney

Evictions in Glendale require a just cause reason. Landlords cannot evict their tenant in Glendale without a just cause reason. Examples of just cause evictions in Glendale includes the following:

  1. The tenant has failed to pay the rent to which the landlord is entitled.
  2. The tenant has violated their lease or rental agreement, and has failed to comply after having been given lawful notice.
  3. The tenant is committing or permitting to exist a nuisance or is causing damage to the rental unit or to the property. A nuisance is anything that creates an unreasonable interference with the comfort, safety, or enjoyment of any of the other residents of the same or adjacent buildings.
  4. The tenant is using or permitting a rental unit to be used for any illegal purpose. This includes committing any such acts within a 1,000 feet radius of the boundary line of the property.
  5. The person in possession of the rental unit at the end of a lease term is a subtenant not approved by the landlord.
  6. The tenant has refused the landlord reasonable access to the unit for the purpose o making repairs or improvements, inspection, or for the purpose of showing the rental unit t any prospective purchaser or mortgagee.
  7. The landlord seeks in good faith to recover possession so as to demolish, or perform other work on the building or unit, if: (i) the work costs at least eight times the amount of the monthly rent times the number of rental units being worked on, and (ii) such work makes the unit uninhabitable for more than 30 days. If a landlord is converting the unit to a condominium, separate noticing regulations apply.
  8. The landlord seeks in good faith to recover possession of the rental unit for use and occupancy by: a) A resident manager (provided that no alternative vacant unit is available or the building does not have an existing resident manager). b) The landlord, or the landlord’s spouse, grandparents, brother, sister, father-in-law, mother-in-law, son-in-law, daughter-in-law, children, or parents. c) Tenants who require case management or counseling as part of the tenancy.
  9. The landlord seeks in good faith to recover possession in order to remove the rental unit permanently from rental housing use.
  10. The landlord seeks in good faith to recover possession of the rental unit in order to comply with a governmental agency’s order to vacate.
  11. The landlord seeks in good faith to recover possession of the rental unit in order to comply with a contractual agreement relating to the qualifications of tenancy.
  12. The tenant continues to smoke in the rental unit or in common areas where smoking is prohibited. (GMC 8.52.080.)

Not all Glendale properties are subject to just cause evictions in Glendale. Please contact us for help evicting your Glendale tenant.

Contact the Law Office of David Piotrowski today.  Start the process of removing your bad tenant.

Read Attorney Piotrowski’s landlord book: “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.

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