We represent landlords needing to evict tenants who have failed to pay their rent or who are violating terms of the rental agreement. More...

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We create a custom tariff for interstate household goods moving companies needing to publish their tariff. We also create custom templates of the Bill of Lading, Order for Service, Estimate, Inventory, and other forms. More...

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Proper estate planning is critical to protect your assets, friends, and family. Let us prepare your estate planning documents including a Will, Power of Attorney, and Trust. More...
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Law Office of David Piotrowski

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“Attorney Piotrowski listened to my needs.  His knowledge of the law and helpful guidance helped me achieve the results I wanted.”



Pasadena Evictions

We represent landlords throughout the eviction process in Southern California and San Francisco.
Evictions in Santa Clarita and the San Gabriel Valley.  The Law Office of David Piotrowski assists landlords with evictions and landlord / tenant matters throughout Southern California.
Household Goods Movers.
Get your USDOT and MC number, publish your tariff, and create your interstate household goods contracts.
Tariff Publishing.  The Law Office of David Piotrowski creates custom tariffs for interstate household goods moving companies.
Estate Planning (Wills/Trusts).
Proper estate planning is critical.  Let us prepare your Will, Revocable Trust, and Power of Attorney.
Moving Company Forms.  The Law Office of David Piotrowski creates custom form templates for documents such as the Bill of Lading, Order for Service, Estimate, and Inventory.

This firm can prepare and assist a landlord with an eviction against a tenant in the Pasadena, Arcadia, Temple City, San Marino, Alhambra, Monterey Park, El Monte, and greater San Gabriel Valley areas.  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.

$175.00 flat fee


Non-Disputed Eviction Case


Flat fee includes researching, preparing, drafting the summons and complaint, filing, and requesting a default judgment. Court costs extra.


$995.00 flat fee


Pasadena Eviction Forms


Pasadena Evictions Flow-Chart [pdf]


San Gabriel Valley Evictions Presentation [pdf]


California evictions.We represent landlords and assist them with the eviction process in Pasadena, South Pasadena, Alhambra, San Gabriel, Rosemead, Monterey Park, Temple City, and the greter San Gabriel Valley region.


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 client review:



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.



If you have a tenant who owes you rent and has not paid you, we can assist you in getting your house back as quicky as possible using legal methods.  The legal proceeding is called an "Unlawful Detainer," also known as an eviction.


Evictions in Pasadena generally begin when a tenant owes a landlord money due to unpaid rent.  The tenant is served at their Pasadena residence with a "3 Day Notice to Pay Rent or Quit."  If the tenant fails to pay the landlord 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 Pasadena 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, so that we can serve the 3 Day Notice to Pay Rent or Quit 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 by lawful means as described above.



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 can 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.


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.

Contact Information

Phone: (877) 875-6958
Fax: (877) 870-6910
515 S. Flower St.
36th Floor
Los Angeles, CA 90071

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