Free California Eviction Forms for Landlords

Interested in one of our landlord/tenant legal forms? Some are available for free. Others are available for a fee. Should you experience any problems, simply contact us for assistance.

New: COVID-19 Forms

The following are coronavirus landlord and tenant forms.


  • Required Notice to Tenant – COVID-19 Tenant Relief Act of 2020 – This form is $50. On or before September 30, 2020, a landlord shall provide, in at least 12-point font, a required notice to tenants who, as of September 1, 2020, have not paid one or more rental payments that came due during the protected time period. Contact us to order your PDF form that can be filled out by you and used for multiple tenants.
  • Partial (or Zero) Rent Payment Receipt – This form is $50. If a tenant makes a partial rent payment (or no payment) because they informed the landlord in writing (most jurisdictions require that a tenant notify a landlord within 7 days of the rent becoming due that the reason for the partial or non-payment was due to COVID-19), the landlord should send the tenant written notification that a partial (or zero) payment was received, spell out the time period for which the tenant has to repay all rent, and make it clear that the landlord is not agreeing to waive the rent. The rent will still be due, just at a later date.
  • Notice of Tenant Rights re COVID-19 – This form is $50. It provides written notice to a tenant, informing the tenant of their rights related to deferment of rent. Some jurisdictions, such as the City of Los Angeles, require a landlord to provide written notice to the tenant. Los Angeles Municipal Code section 49.99.2(E) states, “An Owner shall given written notice of the protections afforded by this article within 30 days of its effective date.” Failure to provide notice may result in penalties.”
  • Notice to Tenant Requesting Documentation – This form is $50. Many jurisdictions (except the City of Los Angeles) ask a tenant to provide written substantiation that the reason for their non-payment has to do with COVID-19. This form requests that the tenant provide such documentation to the landlord. Specifically in Los Angeles, though, tenants are not required to provide this documentation to the landlord at the time the rent is due.


Unsure about what form or forms you should use, or what the current laws are in your jurisdiction? Schedule a paid, 15 minute call with us.

  • Free California Eviction Forms for Landlords

    • 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. This form is offered at $75.00.
    • 3 Day Notice to Cure or Quit – Is your tenant violating a term of the lease? Use this form to give the tenant 3 days to fix the violation. This form is offered at $75.00.
    • 3 Day Notice to Quit – Is your tenant assigning or subleasing without your permission? If your tenant damaging the property or causing a nuisance? If your tenant participating in verifiable illegal activities at the property? Serve the tenant with a 3 day notice to quit. This form is offered at $75.00.
    • Attorney Fee Provision [link to blog article] – Landlords should remove or greatly minimize the attorney fee provision in their rental agreements. This form is offered at $100.00.
    • Residential Rental Application – This form is used by landlords to help determine whether or not to rent a unit to a prospective tenant. This form is offered at $150.00.
    • California Residential Lease [pdf] – Residential rental agreements/leases in California should be in writing and outline the terms and conditions of the lease.  A fee of $195 is charged to provide this form. Learn more about rental agreement forms.
    • 24 Hour 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 property, 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-business hours.  In a majority of circumstances, at least 24 hours notice must be given and the notice must include the date, approximate time, and purpose 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.  Free.
    • Notice of Sale And Entry – Normally, a 24 hour notice is required in writing when a landlord needs access to a rental unit. An exception applies when the owner is selling the property, in which case the landlord may enter the property during normal business hours with 24 hour oral notice to show the property to prospective or actual purchases. The landlord must first serve written notice of sale and entry on the tenant.  A fee of $75.00 is charged to provide this form.
    • 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.  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.  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 provides the requisite notice to the tenant.  Free.
    • Landlord Itemized Statement of Repairs Identified in Initial Inspection [link to blog article] – 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. A fee of $50 is charged to provide this form.
    • Notice of Belief of Abandonment [link to blog article] – 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. A fee of $50 is charged to provide this form.
    • 30/60 Day Notice to Terminate Tenancy [link to blog article] – 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. A fee of $75 is charged to provide this form.
    • Notice of Right to Reclaim Abandoned Property [link to blog article] – 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. If the tenant fails to reclaim the property, then the landlord may discard the belongings if they are believed to be worth less than $700.  However, if the landlord believes the value to be $700 or more, the landlord must hold a public sale. A fee of $100 is charged to provide this form.
    • Notice of Rent Increase – 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. A fee of $75.00 is charged to provide this form.
    • Completed Repairs Form / Receipt – When a repair has been completed, the landlord should have the tenant sign a form stating that all repairs have been made in a timely and reasonable manner, and that all repairs are satisfactory.  A fee of $100.00 is charged to provide this form.
    • Receipt for Return of Keys / Possession – When your tenant moves out of the property, you should have the tenant sign a receipt stating that they have returned possession and the keys to you. A fee of $75.00 is charged to provide this form.
    • Eviction Flow Chart [jpg] – A visual representation of the California evictions process. Free.

By downloading or using any of these landlord and eviction forms, you understand that these are general form templates and may not be suitable for everyone, especially in rent control jurisdictions. If your property is subject to rent control, these forms may NOT apply to you. You acknowledge that the Law Office of David Piotrowski has not reviewed your individual case nor provided legal assistance to you.


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.

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