Orange County Eviction Attorney
The Law Office of David Piotrowski represents landlords only. We provide full eviction representation in most parts of Orange County. If we do not offer full representation in your city, we may still be able to offer you a paid, informational phone call. Find your city below to get started.
Eviction Help for Orange County Landlords
Orange County runs from the inland, industrial cities of the north through the dense urban core around Santa Ana and Anaheim, along the coast from Seal Beach to San Clemente, and into the master-planned communities of South County. All residential rental properties in the county follow the same core California unlawful detainer procedure, but local rules on rent control and just-cause protections can differ from one city to the next.
The Law Office of David Piotrowski represents landlords only. Our full-service representation is available throughout most of Orange County. In those areas we handle the entire eviction for you: drafting and serving the termination notice, filing the unlawful detainer lawsuit with the Orange County Superior Court, obtaining the judgment, and coordinating the sheriff lockout. We also offer standalone notice preparation and attorney-drafted DIY document packages.
Orange County Cities We Serve
Select your city to learn about our eviction services in your area. Cities are grouped by region for easy navigation.
North Orange County
Inland communities bordering LA County
Central Orange County
Santa Ana civic core and surrounding cities
The City of Santa Ana has its own Rent Stabilization and Just Cause Eviction Ordinance, which caps annual rent increases and requires a qualifying “just cause” reason before a covered tenancy can be terminated. Because of these local rules and extra requirements, we offer a paid informational phone consultation for Santa Ana properties rather than full-service representation. See the City of Santa Ana’s Rent Stabilization and Just Cause Eviction Ordinance page.
Coastal Orange County
Beach communities along the Pacific Coast Highway
The City of Costa Mesa has its own Just Cause Eviction Ordinance (Tenant Protection Ordinance), adopted November 2023, which requires a qualifying just-cause reason before ending a covered tenancy (generally one lasting 12 months or more, or 24 months or more for shared-unit tenants), on top of the statewide rent-cap and just-cause rules under AB 1482. Because of these added local requirements, we offer a paid informational phone consultation for Costa Mesa properties rather than full-service representation. See the City of Costa Mesa’s tenant protections page.
South Orange County
Master-planned communities toward San Diego County
Laguna Beach requires a paid phone consultation before we can determine the right path for your case. Depending on the circumstances, we may be able to offer a termination notice, full-service representation, or DIY document preparation, but which option applies and the exact cost is determined during that paid consultation.
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 Orange 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.
The Orange County Eviction Process
Most Orange 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 Superior Court of California, County of Orange.
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 Orange County Sheriff’s Department 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 Orange County
Local rules vary from city to city
Rent control in Orange County is far less widespread than in Los Angeles County, but the rules that govern your eviction still depend on exactly where your property sits. The City of Santa Ana has its own Rent Stabilization and Just Cause Eviction Ordinance, which caps annual rent increases at the lower of a set percentage or a Consumer Price Index-based formula, and requires a qualifying just-cause reason before a covered tenancy can be terminated.
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 depending on the age and type of the property. 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.
What to Prepare for Your Consultation
When you contact us for an Orange 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?
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Frequently Asked Questions
Answers to the most common questions Orange 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 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 Orange County are filed with the Superior Court of California, County of Orange, generally at the Central Justice Center at 700 Civic Center Drive West in Santa Ana. The court’s case designation rules determine the exact filing location based on the city where the property is located, and we handle filing at the correct location for your case.
It depends on where the property is located. The City of Santa Ana has its own Rent Stabilization and Just Cause Eviction Ordinance, and the City of Costa Mesa has its own Just Cause Eviction Ordinance (Tenant Protection Ordinance). Both limit a landlord’s ability to terminate certain tenancies and require a qualifying reason. The City of Laguna Beach does not have rent control, but requires landlords to report eviction notices to the City. Most other Orange County cities we serve do not currently have their own general residential rent control or just-cause ordinance. California’s statewide law, AB 1482, may also apply. For Santa Ana, Costa Mesa, and Laguna Beach, we offer a paid informational phone consultation. 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 throughout most of Orange County, including Irvine, Huntington Beach, Newport Beach, Anaheim, Fullerton, Garden Grove, Orange, Buena Park, Westminster, Tustin, Mission Viejo, Lake Forest, San Clemente, Laguna Niguel, and Laguna Hills. For Santa Ana and Costa Mesa, which have local rent control and just-cause protections, and for Laguna Beach, which has its own eviction reporting requirement, we offer a paid informational phone consultation instead of full representation. Contact us to discuss your specific city and property.
No. The Law Office of David Piotrowski represents landlords only, never tenants, in Orange 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 Orange County. We represent landlords across Southern California.