What is a California eviction judgment?

A California eviction judgment is a court order issued in an unlawful detainer case that grants the landlord possession of the rental property. It may also include a money judgment for unpaid rent, damages, and costs. Once a judgment is obtained, the landlord can request a Writ of Possession and coordinate a sheriff lockout to remove the tenant.

How long does it take to get an eviction judgment in California?

The timeline varies based on whether the case is contested. An uncontested eviction can result in a default judgment within a few weeks of filing. A contested case can take several months depending on court schedules and tenant defenses. Attorney David Piotrowski works to obtain eviction judgments as quickly as possible.

Can a landlord get a money judgment in addition to possession?

Yes. In a California unlawful detainer case, a landlord can seek both a judgment for possession of the property and a separate money judgment for unpaid rent, holdover damages, and other costs. Attorney David Piotrowski pursues both types of relief on behalf of landlords.

Does Attorney David Piotrowski represent tenants?

No. The Law Office of David Piotrowski represents California landlords only — never tenants. This landlord-only focus means there are no conflicts of interest and all efforts are directed at protecting the landlord's rights and obtaining a favorable judgment.

What happens after a California eviction judgment is obtained?

After obtaining a judgment for possession, the landlord's attorney requests a Writ of Possession from the court. The writ is then delivered to the county sheriff's office, which will post a notice on the property and, if the tenant does not vacate, physically remove the tenant (a lockout). Attorney David Piotrowski assists landlords through the entire process, including coordination with the sheriff.

Which areas of California does Attorney David Piotrowski serve?

Attorney David Piotrowski represents landlords throughout California, including Los Angeles, Orange County, San Diego County, Ventura County, the San Fernando Valley, the San Gabriel Valley, and the Santa Clarita Valley.

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Eviction Results

We represent California landlords exclusively in eviction matters. Below is a sampling of the judgments we have obtained for our clients — possession of the property, money damages, and more.

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We Seek to Obtain an Eviction Judgment on Your Behalf

Our goal is to get your tenant out of the property as quickly and efficiently as possible. If settlement is possible, we will settle the case to your advantage.

If settlement is not possible, we will proceed to trial to seek possession of the property, plus a money judgment. We are very good at obtaining eviction judgments against tenants and in favor of the landlord.

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What We Pursue For You

Judgment for possession of your property
Money judgment for unpaid rent and damages
Favorable settlement when possible
Sheriff lockout coordination after judgment
Representation through trial if contested

Our Track Record

A Sampling of Our California Eviction Judgments

Here is a selection of actual eviction judgments we have obtained for our landlord clients.

Los Angeles eviction unlawful detainer judgment

The Process

From Notice to Judgment & Lockout

A clear, proven process so you always know what comes next.

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Tell us about your tenant and property. We review the strengths and weaknesses of your case so you’re comfortable and in control before anything starts.

We Prepare & File

We draft the proper notice, file the unlawful detainer, and serve the tenant — handling the paperwork correctly the first time and keeping you updated throughout.

Judgment & Lockout

Whether contested or uncontested, we guide you all the way to judgment and the sheriff lockout, minimizing delay tactics and getting your property back.

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