Laguna Beach Eviction Attorney

Every Laguna Beach matter begins with a paid phone consultation. Depending on the circumstances of your case, we may be able to offer a termination notice starting at $250, full-service eviction representation starting at $995 plus court costs, or DIY document preparation. Which option applies to your case, and the exact cost, is determined during your paid consultation.

Yes. Every Laguna Beach case starts with a paid phone consultation. We use that call to review your property, your tenant situation, and any case-specific issues, including compliance with Laguna Beach’s local eviction notice reporting ordinance. Depending on what we learn, we may be able to offer full-service eviction representation, or we may recommend notice-only service or DIY document preparation instead.

The Laguna Beach 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 scheduling your paid consultation as soon as you are ready to begin so there is no unnecessary delay.

When a tenant stops paying rent in Laguna Beach, the first legal step is generally 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. Schedule a paid consultation with us right away so we can review your case and determine whether full-service representation, starting at $995 plus court costs, or another option is the right fit.

A 3-day notice is a written demand served on your Laguna Beach 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. If notice-only service is the right fit for your case, we draft and serve 3-day notices for Laguna Beach landlords starting at $250, as determined during your paid consultation. 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 Laguna Beach rental property, additional just-cause requirements may limit when you can use a no-fault notice. If we identify this as the right path during your paid consultation, we draft and serve 30-day and 60-day notices for Laguna Beach landlords starting at $250. Schedule a consultation 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.

Laguna Beach does not have its own local rent control ordinance. Laguna Beach 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. Laguna Beach has, however, adopted a local ordinance requiring landlords to submit a copy of any eviction notice to the City within a few days after it is served. Contact us to determine whether AB 1482 applies to your Laguna Beach rental property and to make sure your notice complies with the City’s reporting requirement.

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