Costa Mesa Eviction Consultation
Costa Mesa has adopted its own Just Cause Residential Tenant Protections Ordinance, which layers additional requirements on top of California’s statewide eviction laws. Because of this added complexity, the Law Office of David Piotrowski offers a paid, informational phone consultation for Costa Mesa landlords rather than flat-fee notice drafting or full-service eviction representation. We represent landlords only, never tenants.
Paid Consultation for Costa Mesa Landlords
Costa Mesa has adopted its own Just Cause Residential Tenant Protections Ordinance, which adds requirements beyond California’s statewide eviction laws. Because of this local ordinance, we do not offer our standard flat-fee notice drafting or full-service eviction packages for Costa Mesa properties. Instead, we offer a paid phone consultation to help you understand your options.
Costa Mesa Landlord Consultation
- A paid phone consultation to discuss how Costa Mesa’s Just Cause Residential Tenant Protections Ordinance and California’s statewide Tenant Protection Act (AB 1482) apply to your rental property.
- Helps you understand what documentation and just-cause requirements may apply before you terminate a Costa Mesa tenancy.
- Does not include drafting, filing, or serving documents, or representation in an unlawful detainer lawsuit.
- Landlords only. We never represent tenants.
Why Costa Mesa Landlords Choose Us
We are a focused eviction practice dedicated entirely to landlords. When you hire us, you get direct access to an experienced attorney: not a call center, not a paralegal, not whoever picks up the phone.
You Work Directly with David
Your case is handled by David Piotrowski personally, not passed to a paralegal or a staff attorney you have never spoken to. You can reach us when you have questions, and you will know exactly where your case stands.
Landlords Only. Every Case, Every Day.
We never represent tenants. That means no conflicts of interest, no divided loyalties, and a strategy built entirely around winning for landlords. Volume mills take anything that walks in the door. We don’t.
20+ Years of Eviction Experience
We have been representing California landlords in eviction cases for over 20 years. We know the courts, we know the process, and we know how to move your case efficiently from the first notice to the final lockout.
The Just Cause Residential Tenant Protections Ordinance
Costa Mesa has adopted its own Just Cause Residential Tenant Protections Ordinance, which requires landlords to have a qualifying just-cause reason before terminating certain residential tenancies. This is separate from, and in addition to, California’s statewide eviction process.
Local Ordinance Applies
Before serving a termination notice, a Costa Mesa landlord generally needs a qualifying just-cause reason under the city’s local ordinance.
Statewide Law Also Applies
California’s Tenant Protection Act (AB 1482) may also apply to your Costa Mesa property unless an applicable exemption exists.
Notice & Documentation
Depending on the reason for termination, additional documentation may be required to comply with both local and state requirements.
Paid Consultation
Because of this added complexity, we offer a paid phone consultation to help Costa Mesa landlords understand how these rules apply to their property.
Want a general overview of California eviction procedure? View the California eviction process
Costa Mesa Eviction Consultation for Landlords
Costa Mesa’s rental market includes apartment communities and single-family neighborhoods near South Coast Plaza and the Segerstrom Center for the Arts, along with smaller multi-family properties throughout the rest of the city. Costa Mesa is one of the few Orange County cities with its own Just Cause Residential Tenant Protections Ordinance, which adds requirements beyond California’s statewide eviction laws. The Law Office of David Piotrowski has been representing Orange County landlords for over 20 years. We never represent tenants.
California law prohibits self-help evictions. You cannot change the locks, remove the tenant’s belongings, shut off utilities, or physically remove anyone from the property. Doing so exposes you to substantial liability regardless of how overdue the rent is.
Because of Costa Mesa’s local ordinance, we offer a paid phone consultation for Costa Mesa landlords rather than flat-fee notice drafting or full-service eviction representation. Contact us to schedule a consultation and discuss how the local ordinance and AB 1482 may apply to your property.
What to Prepare for Your Paid Consultation
When you schedule a paid Costa Mesa consultation, we will discuss your situation in detail so you understand how the local ordinance and California law apply to your property. The more information you provide upfront, the more useful the consultation will be.
Ready to Schedule Your Costa Mesa Consultation?
Enter your details and we’ll take you straight to our scheduling calendar with your information already filled in. This is a paid, informational phone consultation.
Frequently Asked Questions
Answers to the most common questions Costa Mesa landlords ask about the tenant eviction process.
Because Costa Mesa has its own Just Cause Residential Tenant Protections Ordinance, we do not offer flat-fee notice drafting or full-service eviction representation for Costa Mesa properties the way we do in most other Orange County cities. Instead, we offer a paid, informational phone consultation to help you understand how the local ordinance and California’s statewide Tenant Protection Act (AB 1482) apply to your situation. Contact us to schedule a consultation and discuss the fee.
Costa Mesa is one of the few Orange County cities with its own Just Cause Residential Tenant Protections Ordinance, which layers additional documentation and procedural requirements on top of California’s statewide eviction laws. Because of that added complexity, we offer a paid, informational phone consultation for Costa Mesa landlords instead of our standard flat-fee notice and full-service eviction packages. We still represent landlords only, and the consultation is designed to help you understand your options and the right next steps.
An eviction in Costa Mesa generally takes 1.5 to 3 months from the time a valid notice is served to when the sheriff executes the lockout, similar to the rest of Orange County. Costa Mesa’s Just Cause Residential Tenant Protections Ordinance can add documentation requirements that affect the notice and timeline. We offer a paid phone consultation to walk through what the timeline may look like for your specific property.
If your Costa Mesa tenant has stopped paying rent, California law generally requires a 3-Day Notice to Pay Rent or Quit before an eviction lawsuit can be filed. Because Costa Mesa has its own Just Cause Residential Tenant Protections Ordinance, additional documentation may be required. We offer a paid phone consultation to help you understand the right type of notice and next steps for your Costa Mesa property.
A 3-day notice is a written notice served on a Costa Mesa tenant demanding they pay overdue rent, cure a lease violation, or vacate the property within 3 days. It is generally the first required step in the California eviction process. Because Costa Mesa’s Just Cause Residential Tenant Protections Ordinance can affect what a valid notice must include, we discuss 3-day notices and other termination notice types during a paid phone consultation for Costa Mesa landlords rather than offering flat-fee notice drafting.
A 30-day or 60-day notice is a no-fault termination notice used to end a tenancy without the tenant having done anything wrong. California law requires 30 days’ notice if the tenant has lived at the property for less than one year, or 60 days’ notice if they have lived there one year or more. These notices are used when a landlord wants to reclaim the property, sell it, or simply end the tenancy. Costa Mesa’s Just Cause Residential Tenant Protections Ordinance and California’s statewide AB 1482 may add further requirements for no-fault notices. We discuss which type of notice may fit your situation during a paid phone consultation for Costa Mesa landlords.
No. California law strictly prohibits “self-help” eviction tactics including changing the locks, removing a tenant’s belongings, shutting off utilities, or physically removing someone from a rental property. Taking any of these actions can expose you to significant legal liability regardless of how much rent is owed. You must go through the lawful unlawful detainer (eviction lawsuit) process.
Costa Mesa does not have a local rent control ordinance, but the city has adopted a Just Cause Residential Tenant Protections Ordinance, which requires landlords to have a qualifying just-cause reason before terminating certain residential tenancies. California’s statewide Tenant Protection Act (AB 1482) also applies to most rental properties unless there is an applicable exemption. Contact us to determine how Costa Mesa’s local ordinance and AB 1482 apply to your property and what it means for your ability to evict.
No. The Law Office of David Piotrowski represents landlords only in all Costa Mesa eviction matters. We never represent tenants. This exclusive focus means our advice, strategy, and preparation are always fully aligned with your interests as a landlord.
$175 Per Month Landlord Plan
Have ongoing questions about your Costa Mesa rental property? Keep an eviction attorney on call for a low monthly fee.
We Serve Most of Orange County
Your rental property doesn’t have to be in Costa Mesa. We represent landlords throughout Orange County.
We also serve landlords in parts of Los Angeles County and Ventura County. See all service areas →