Glendale Eviction Attorney

Every Glendale matter begins with a paid phone consultation. Depending on your property type and the reason for the eviction, we may be able to offer full-service representation, with fees that are reasonable and explained clearly up front, no surprises. Otherwise, we are generally only able to offer a paid consultation. Which option applies to your case, and the exact cost, is determined during your paid consultation.

It depends, and it is never guaranteed. Full-service representation may be available only when the rental is a legally permitted single-family home (or a condo, townhouse, or a property with two or fewer units, all of which are generally exempt from Glendale’s Just Cause Eviction Ordinance) and the reason for the eviction is an allowable at-fault reason, or the property separately qualifies for California’s AB 1482 single-family-home exemption. Multi-unit properties still covered by Glendale’s Just Cause Eviction Ordinance, Section 8 or other subsidized tenancies, all no-fault evictions, habitability complaints, and illegal or unpermitted construction are examples of situations where we are only able to offer a paid consultation. Schedule a call so we can review your situation.

Glendale’s Rental Rights Program includes a Just Cause Eviction Ordinance requiring landlords to have a lawful, specific reason before terminating most covered tenancies. Single-family homes, condos, townhouses, and properties with two or fewer rental units are generally exempt from this local requirement. For covered properties, at-fault reasons, such as nonpayment of rent or a lease violation, do not require relocation assistance, while no-fault reasons, such as an owner or relative moving in or a substantial remodel, generally require the landlord to pay relocation assistance. Because eligibility for full-service representation depends heavily on these rules, every Glendale matter starts with a paid phone consultation.

Nonpayment of rent is an at-fault reason. The first step is typically a 3-Day Notice to Pay Rent or Quit. If your rental is a legally permitted single-family home, condo, townhouse, or a property with two or fewer units, full-service representation may be available, with fees explained clearly up front and no surprises. Schedule a paid consultation so we can review your property and tenant situation and confirm your options.

A 3-day notice is a written notice served on a tenant demanding they pay overdue rent, cure a lease violation, or vacate the property within 3 days. It is typically the first required step for an at-fault eviction reason before an unlawful detainer lawsuit can be filed with the Los Angeles County Superior Court. Schedule a paid consultation to discuss whether a 3-day notice fits your situation and whether full-service representation may be available.

A 30-day or 60-day notice is generally used for a no-fault reason, meaning the tenant did not do anything wrong. Under Glendale’s Just Cause Eviction Ordinance, no-fault reasons such as an owner or relative moving in, demolition, or a substantial remodel typically require the landlord to pay relocation assistance, and fall outside the narrow situations where we can offer full-service representation in Glendale. For no-fault evictions, we are only able to offer a paid consultation.

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.

Yes. Glendale has its own Rental Rights Program, which includes a Just Cause Eviction Ordinance and a rule requiring relocation assistance if a rent increase exceeds a certain threshold and the tenant chooses to vacate instead. Single-family homes, condos, townhouses, and properties with two or fewer units are generally exempt from the Just Cause Eviction Ordinance, though California’s statewide AB 1482 may still apply unless a separate exemption is met. We recommend a paid consultation to confirm how these rules apply to your specific property before serving any notice.

No. The Law Office of David Piotrowski represents landlords only in all Glendale 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.