“Attorney Piotrowski listened to my needs. His knowledge of the law and helpful guidance helped me achieve the results I wanted.”
Landlord / Tenant Forms for California
We represent landlords throughout the eviction process in Southern California and San Francisco.
Get your USDOT and MC number, publish your tariff, and create your interstate household goods contracts.
Proper estate planning is critical. Let us prepare your Will, Revocable Trust, and Power of Attorney.
This firm can prepare and assist a landlord with an eviction against a tenant. 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.
This firm does not represent tenants. We assist landlords.
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.
Eviction Flow Chart [pdf] - A visual representation of the California evictions process.
3 Day Notice to Pay Rent or Quit - This form is required in California non-payment of rent cases. This is the first step in the eviction process when the tenant has not paid the rent.
Residential Rental Application - This form is used by landlords to help determine whether or not to rent a unit to the tenant.
Notice to Inspect/Make Repairs [pdf] - Reasonable access rights are granted to landlords of residential property. A landlord may enter a property in case of emergency, to show the property to new tenants or purchasers, to make repairs, to supply necessary services, to inspect a waterbed, when the tenant has abandoned or surrendered the propery, by court order, or by mutual agreement. Except in emergencies or when the tenant has abandoned or surrendered the unit, the landlord may enter during normal business hours unless the tenant consents to an entry during non-busines hours. In a majority of circumstances, at least 24 hours notice must be given and the notice must include the date, approximate time, and prupose of the entry. Notice must be given by personal notice or left at the premises. Or, the notice may be mailed but the mailing must occur at least 6 days before the intended entry. This form is provided for free.
California Residential Lease [pdf] - Residential rental agreements/leases in California should be in writing and outline the terms and conditions of the lease. This form is customized for each landlord. A fee of $150 is charged to provide this form. An excerpt is attached.
Landlord/Tenant Checklist [pdf] - This form should be filled out at move-in and move-out, to be used to assist in determining the condition of the premises. This form is provided for free.
Security Deposit Itemization at End of Lease [pdf] - At the end of the lease, landlords are required to provide a security deposit itemization, along with a refund of any security deposit, if any, within 21 days. This form is provided for free.
Landlord Initial Inspection Notice at End of Lease [pdf] - Landlords are required to notify the tenant of their right to request an initial inspection of the property before the tenant vacates. This notice proviides the requisite notice to the tenant. This form is provided for free.
Landlord Itemized Statement of Repairs Identified in Initial Inspection [pdf] - If the tenant requests the initial inspection as noted above, then upon the conclusion of the landlord's initial inspection prior to the termination of the tenancy, the Landlord needs to provide the tenant with an itemized statement of repairs/cleaning that needs to be done. This form is available to download for $19.95. Contact us to order. Usually delivered to your email within 24 hours.
Notice of Belief of Abandonment [pdf] - This form may be used if the Landlord reasonably believes that the Tenant is no longer living in the property. Landlord's are cautioned to pay careful attention to the rules relating to abandonment before seeking this remedy. The Notice of Belief of Abandonment is available to download for $29.95. Contact us to order. Usually delivered to your email within 24 hours.
30/60 Day Notice to Terminate Tenancy - This form may be used to terminate a month-to-month tenancy. 30 day notice is required for a tenancy of less than a year. 60 day notice is required for a tenancy of a year or more. The 30/60 Day Notice to Terminate Tenancy is available to download for $50.00.
Notice of Right to Reclaim Abandoned Property [pdf] - If the tenant leaves behind personal property after vacating the premises, the landlord must issue a Notice of Right to Reclaim Personal Property. The landlord must wait 15 days after the notice is pesonally delivered to the former tenant, or 18 days if mailed. The landlord can charge reasonable storage fees during this time. If the tenant fails to reclaim the property, then the landlord may discard the belongings if they are believed to be worth less than $300. However, if the landlord believes the value to be $300 or more, the landlord must hold a public sale. This form is available for $25.00. Contact us to order. Usually delivered to your email within 24 hours.
Notice of Rent Increase [pdf] - This form may be used to increase the rent on a month-to-month tenancy. Normally, 30 days' written notice is required if the rent increase is 10% or less, or 60 days' written notice if the rent increase is more than 10%. For more information, view the blog entry related to rent increase notices. This form is available for $50.00. Contact us to order. Usually delivered to your email within 24 hours.
Overview of California residential eviction process:
The eviction process generally goes as follows:
1. The tenant fails to pay the landlord.
2. The landlord issues a "3 Day Notice to Pay Rent or Quit."
3. If the tenant fails to pay within the specified time period, 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, 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 may change the locks and rent the house to new 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.
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.
Most Recent Eviction Blog Posts - View Blog
Contact us today at (877) 875-6958 for additional information about your specific case. We do NOT represent tenants.