La Palma Eviction Attorney
Need to evict a tenant in La Palma? The Law Office of David Piotrowski represents landlords only. We handle everything from the initial termination notice to the sheriff lockout for rental property throughout this small, quiet residential community in central Orange County.
Eviction Services in La Palma
Whether your La Palma tenant stopped paying rent, violated a term of the rental agreement, caused a nuisance, or you simply need to reclaim your property, we have a service that fits your needs and your budget.
Termination Notice
- We draft and create your termination notice against your La Palma tenant (3-day, 30-day, or 60-day notice depending on your situation).
- We determine the correct type of notice based on the specific facts of your case: non-payment, lease violation, or no-fault termination.
- Our professional process server, local to the La Palma area, serves the notice on your tenant, typically within 1 to 3 business days.
- Termination notice service for La Palma landlords starts at $250.
Full Service Eviction
- Flat fee for representing the landlord with a non-contested unlawful detainer (eviction) case filed in the Orange County Superior Court.
- Includes researching, preparing, drafting the summons and complaint, filing, and requesting a default judgment.
- Up to 3 serve attempts are included. Costs are extra.
Do-It-Yourself La Palma Eviction
- Save money by handling the La Palma unlawful detainer case yourself while knowing your documents were prepared by a licensed eviction attorney.
- Not shoddy paralegal work. Your paperwork is drafted by an experienced eviction attorney who handles these cases every day.
- Ideal for landlords comfortable in court who want the confidence of attorney-prepared initial documents.
Why La Palma 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 La Palma Eviction Process
Most La Palma tenant eviction cases follow these four stages. The full process typically takes 1.5 to 3 months from the first notice to the sheriff lockout.
Serve the Notice
We draft the correct termination notice for your situation (a 3-day notice to pay rent or quit, a 3-day notice to perform or quit, or a 30/60-day notice) and have it professionally served on your La Palma tenant.
File the Lawsuit
If the tenant does not comply by the notice deadline, we prepare and file the unlawful detainer summons and complaint with the Orange County Superior Court.
Obtain Judgment
We pursue a default judgment if the tenant does not respond, or represent you at trial if the tenant contests the case. A judgment for possession means the tenant has no legal right to remain on the property.
Sheriff Lockout
After judgment, the court issues a writ of possession. The Orange County Sheriff’s Department posts a 5-day notice, then carries out the lockout and returns the property to you.
Want a full overview? View the California eviction process • View sample eviction judgments
La Palma Eviction Attorney for Landlords
La Palma is one of the smallest cities in Orange County by area, and its rental market is made up mostly of single-family homes in quiet residential neighborhoods. If your La Palma tenant stopped paying rent, violated the lease, or is simply refusing to leave, you need an eviction attorney who knows the process and fights for landlords. The Law Office of David Piotrowski has been representing Orange County landlords in tenant eviction cases 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.
Contact us as soon as you are ready to begin. The sooner we start the process, the sooner you get your property back.
What to Prepare for Your Consultation
When you contact us for a La Palma eviction consultation, we will discuss your situation in detail to determine the best path forward. The more information you provide upfront, the more efficiently we can help you evict your tenant.
Ready to Evict Your La Palma Tenant?
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Prefer to talk now? Call (877) 875-6958
Frequently Asked Questions
Answers to the most common questions La Palma landlords ask about the tenant eviction process.
A termination notice (3-day notice, 30-day notice, etc.) starts at $250, which includes us drafting a custom notice based on your individual facts. A full-service, non-contested eviction (unlawful detainer lawsuit) starts at $995 plus court costs, with up to 3 serve attempts included. Contact us for a quote specific to your La Palma case.
The La Palma eviction process generally takes 1.5 to 3 months from the time the initial notice is served to the date the Orange County Sheriff carries out the lockout. Contested cases that proceed to trial can take longer. We recommend contacting us as soon as you are ready to begin so there is no unnecessary delay.
When a tenant stops paying rent in La Palma, the first legal step is to serve a 3-Day Notice to Pay Rent or Quit. This gives the tenant 3 days to pay the full amount owed or vacate the property. If they do neither, you can file an unlawful detainer lawsuit with the Orange County Superior Court. We handle the entire process for La Palma landlords starting at $995 plus court costs. Contact us right away so we can get started.
A 3-day notice is a written demand served on your La Palma tenant requiring them to either pay overdue rent, cure a lease violation, or vacate the property within 3 days. It is typically the required first step before an unlawful detainer lawsuit can be filed in Orange County. We draft and serve 3-day notices for La Palma landlords starting at $250. Other notice types, such as 30-day and 60-day notices, apply in different circumstances.
A 30-day or 60-day notice is a no-fault termination notice that ends a tenancy without the tenant having done anything wrong. In California, a landlord must give 30 days’ written notice to terminate a month-to-month tenancy if the tenant has lived at the property for less than one year, or 60 days’ notice if the tenant has lived there for one year or more. These notices are used when you want to reclaim your property for personal use, sell it, perform major renovations, or simply end the tenancy without cause. If California’s statewide rent control law (AB 1482) applies to your La Palma rental property, additional just-cause requirements may limit when you can use a no-fault notice. We draft and serve 30-day and 60-day notices for La Palma landlords starting at $250. Contact us to find out which type of notice is right for your situation.
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.
La Palma does not have its own local rent control ordinance. La Palma rental properties are governed by California’s statewide Tenant Protection Act (AB 1482), which applies to most rental properties unless there is an applicable exemption. Contact us to determine whether AB 1482 applies to your La Palma rental property and what it means for your ability to evict.
No. The Law Office of David Piotrowski represents landlords only in all La Palma 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 La Palma 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 La Palma. We represent landlords throughout Orange County.
We also serve landlords in parts of Los Angeles County and Ventura County. See all service areas →