Los Angeles County Eviction Attorney
The Law Office of David Piotrowski represents landlords only. We provide full eviction representation in parts of Los Angeles County. If we do not offer full representation in your area, we may still be able to offer you a paid, informational phone call. Find your city below to get started.
Eviction Help for Los Angeles County Landlords
Los Angeles County is the largest and one of the most heavily regulated rental markets in California. All residential rental properties in LA County follow the same core California unlawful detainer procedure, but the local rules on rent control and just-cause can differ from one city to the next.
The Law Office of David Piotrowski represents landlords only. Our full-service representation is limited to areas of Los Angeles County that do not have rent control or local tenant protections. In those areas we handle the entire eviction for you: drafting and serving the termination notice, filing the unlawful detainer lawsuit in the Los Angeles Superior Court, obtaining the judgment, and coordinating the sheriff lockout. We also offer standalone notice preparation and attorney-drafted DIY document packages.
For tenancies in most other parts of the county, including cities with rent control or just-cause protections, we offer paid informational phone consultations. In the city list below, any location marked Paid Phone Consultation is handled through a paid call rather than full representation. When you schedule a call, our scheduling page makes clear which calls are free and which are paid, and what qualifies for each, so you can pick the option that fits your situation.
Los Angeles County Cities We Serve
Select your city to learn about our eviction services in your area. Cities are grouped by region for easy navigation. If you do not see your city or region listed, it means we currently are unable to assist you in that area.
San Fernando Valley
Valley communities, plus Glendale and Burbank
We do offer occasional full representation in these San Fernando Valley areas when the rental is a single-family home. Ask us about your property when you schedule a call.
Santa Clarita Valley
Santa Clarita and its surrounding communities
San Gabriel Valley
Pasadena and the east-of-downtown foothill cities
South Bay
Torrance, Redondo Beach, and Gardena along the coast
Torrance, Redondo Beach, and Gardena do not have local rent control, so unlike many of the cities marked Paid Phone Consultation above, we may be able to provide full-service eviction representation in these areas. Torrance and Gardena use our paid-consultation intake; Redondo Beach still offers a free initial call. Gardena has a non-binding rent mediation ordinance that does not cap rent increases or require just cause. Whether we can offer you full representation or not will be determined during the call and is not guaranteed.
Gateway Cities
Downey, Norwalk, and Whittier southeast of downtown
Downey, Norwalk, and Whittier have no local rent control ordinances and are on our paid-consultation model. Unlike many of the cities marked Paid Phone Consultation above, we may be able to provide full-service eviction representation in these three cities; the paid badge here reflects our paid-consultation intake process, not a lack of full-case representation. The ability to offer full representation will be determined on the call and is not guaranteed.
Antelope Valley
The high desert cities in northern LA County
Unincorporated Los Angeles County
Areas governed directly by Los Angeles County ordinances
Areas marked “Paid Phone Consultation” are handled through a paid informational phone call rather than full representation.
Our Eviction Services
Whether you need a termination notice drafted today or full representation through an unlawful detainer case, we have a service that fits your needs.
Termination Notice
- We draft and create your termination notice (3-day, 30-day, or 60-day notice) against your tenant.
- We determine the best type of notice based on your specific situation and the facts of your case.
- Our professional process server serves it on your tenant, usually within 1 to 3 business days.
- Creating a notice of termination of tenancy starts at $250.
Full Service Eviction
- Flat fee for representing the landlord with a non-contested unlawful detainer (eviction) case in Los Angeles County.
- Includes researching, preparing, drafting the summons and complaint, filing, and requesting a default judgment.
- Up to 3 serve attempts are included in this rate. Court costs are extra.
Do-It-Yourself Eviction
- Save money by handling the case yourself while knowing your documents were prepared by a licensed eviction attorney.
- Not shoddy paralegal or “unlawful detainer assistant” work. Your paperwork is drafted by an experienced eviction attorney who handles these cases daily.
- Ideal for landlords comfortable handling their own case who want the peace of mind of attorney-prepared documents.
Paid Informational Phone Calls
For tenancies in areas with rent control or local just-cause protections, including every location marked Paid Phone Consultation above, we offer paid informational phone consultations. On the call we review your situation, explain the rules that apply to your property, and lay out your options, even in areas where we do not provide full eviction representation. When you schedule, our scheduling page explains which calls are free and which are paid, and what qualifies for each, so you can choose the right option. Many landlords tell us this call alone was worth it. Clear answers, no guesswork, and a real sense of direction.
Schedule a CallThe Los Angeles County Eviction Process
Most LA County eviction cases follow these four stages.
Serve the Notice
We draft the correct termination notice for your situation, whether a 3-day notice to pay rent or quit, a 30-day notice, or another type, and have it professionally served on your 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 Los Angeles Superior Court.
Obtain Judgment
We pursue a default judgment if the tenant does not respond, or represent you at trial if the tenant fights the case. A judgment for possession means the tenant no longer has the right to be at the property.
Sheriff Lockout
After judgment, the court issues a writ of possession. The Los Angeles County Sheriff posts a 5-day notice, then carries out the lockout and returns possession of the property to you.
Want a full overview? View the California eviction process • View sample eviction judgments
Rent Control & Just-Cause in Los Angeles County
Local rules vary from city to city
Los Angeles County is one of the most regulated rental markets in the state, and the rules that govern your eviction depend on exactly where your property sits. Unincorporated areas of the county are covered by the Los Angeles County rent stabilization and just-cause ordinance. The City of Los Angeles has its own Rent Stabilization Ordinance (RSO) and Just Cause Ordinance (JCO). Several other cities in the county, including Santa Monica, West Hollywood, Beverly Hills, Culver City, Inglewood, and Pasadena, maintain their own local ordinances.
On top of local rules, California’s statewide law, AB 1482 (the Tenant Protection Act), may apply and impose its own just-cause and rent-cap requirements. Which of these apply to your property can affect the type of notice required, the reason you must state, and whether relocation assistance is owed.
Getting this right matters. Serving the wrong notice, or skipping a required just-cause reason, is one of the most common reasons an eviction case gets thrown out. We provide full representation only in areas that do not have rent control or local just-cause protections. If your property is in an area that does have those protections, we can still help through a paid informational phone consultation. When you schedule a call, our scheduling page makes clear which calls are free and which are paid, and what qualifies for each. Schedule a call to review your property.
What to Prepare for Your Consultation
When you contact us for a Los Angeles County eviction consultation, we will discuss your situation in detail to determine the best path forward. Come prepared to answer questions like these. The more information you provide upfront, the more efficiently we can help you evict your tenant.
- Why do you want to evict your tenant, and which city is the property in?
- What type of property is your tenant living in? For example, single family home, apartment, condo, etc.
- Have you attempted to evict this tenant previously?
- Is the tenant behind on rent, and by how much?
- Are there any habitability concerns that may serve as a defense?
- Has the tenant filed complaints with any government agencies?
Ready to Evict Your Los Angeles County Tenant?
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Frequently Asked Questions
Answers to the most common questions Los Angeles County landlords ask about the eviction process.
A termination notice (3-day notice, 30-day notice, etc.) starts at $250, which includes having us draft 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 case.
An uncontested eviction generally takes 1.5 to 3 months from the time the initial notice is served to when the sheriff executes the lockout. Contested cases that go to trial, and cases in cities with additional local requirements, can take longer. We recommend contacting us as soon as you are ready to begin so there is no unnecessary delay.
Unlawful detainer (eviction) cases in Los Angeles County are filed in the Los Angeles Superior Court. The specific courthouse depends on where the rental property is located. We handle filings at the appropriate courthouse for your property throughout the county.
It depends on where the property is located. Unincorporated areas of Los Angeles County are covered by the County’s rent stabilization and just-cause ordinance. The City of Los Angeles has its own Rent Stabilization Ordinance, and several other cities (such as Santa Monica, West Hollywood, Beverly Hills, Culver City, Inglewood, and Pasadena) have their own local ordinances. California’s statewide law, AB 1482, may also apply. Our full-service representation is limited to areas that do not have rent control or local just-cause protections. For properties in areas that do, we offer paid informational phone consultations. We help you determine which rules apply to your situation.
No. California law strictly prohibits self-help eviction tactics including changing 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. You must go through the lawful unlawful detainer (eviction lawsuit) process.
We provide full eviction representation for landlords only in Los Angeles County areas that do not have rent control or local just-cause tenant protections. For tenancies in areas with rent control or just-cause protections, we offer paid informational phone consultations instead of full representation. We also do not currently handle full representation in the Antelope Valley and certain parts of LA County where we don’t have the coverage. Cities marked Paid Phone Consultation above are handled through those paid calls. When you schedule a call, our scheduling page explains which calls are free and which are paid, and what qualifies for each.
No. The Law Office of David Piotrowski represents landlords only, never tenants, in Los Angeles County eviction cases. This focus ensures our knowledge and strategy is always aligned with your interests as a landlord.
We Also Serve Neighboring Counties
Your rental property doesn’t have to be in Los Angeles County. We represent landlords across Southern California.