Santa Ana Eviction Consultation
Santa Ana has adopted its own Rent Stabilization and Just Cause Eviction Ordinance, which caps annual rent increases and requires a qualifying just-cause reason before certain tenancies can be terminated, on top of California’s statewide eviction laws. Because of this added complexity, the Law Office of David Piotrowski offers a paid, informational phone consultation for Santa Ana landlords rather than flat-fee notice drafting or full-service eviction representation. We represent landlords only, never tenants.
Paid Consultation for Santa Ana Landlords
Santa Ana has adopted its own Rent Stabilization and Just Cause Eviction Ordinance, which caps annual rent increases and adds just-cause requirements beyond California’s statewide eviction laws. Because of this local ordinance, we do not offer our standard flat-fee notice drafting or full-service eviction packages for Santa Ana properties. Instead, we offer a paid phone consultation to help you understand your options.
Santa Ana Landlord Consultation
- A paid phone consultation to discuss how Santa Ana’s Rent Stabilization and Just Cause Eviction Ordinance and California’s statewide Tenant Protection Act (AB 1482) apply to your rental property.
- Helps you understand what documentation and just-cause requirements may apply before you terminate a Santa Ana tenancy.
- Does not include drafting, filing, or serving documents, or representation in an unlawful detainer lawsuit.
- Landlords only. We never represent tenants.
Why Santa Ana 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 Rent Stabilization and Just Cause Eviction Ordinance
Santa Ana has adopted its own Rent Stabilization and Just Cause Eviction Ordinance, which caps annual rent increases on covered units and requires landlords to have a qualifying just-cause reason before terminating certain residential tenancies. This is separate from, and in addition to, California’s statewide eviction process.
Rent Cap May Apply
Covered rental units and mobilehome spaces in Santa Ana are subject to an annual rent increase cap that adjusts each year under the local ordinance.
Just Cause Required
Before terminating a covered tenancy of 30 days or more, a Santa Ana landlord generally needs a qualifying at-fault or no-fault reason under the ordinance.
Relocation Assistance May Apply
Certain no-fault terminations under the ordinance may require the landlord to provide relocation assistance to the tenant.
Paid Consultation
Because of this added complexity, we offer a paid phone consultation to help Santa Ana landlords understand how these rules apply to their property.
Want a general overview of California eviction procedure? View the California eviction process
Santa Ana Eviction Consultation for Landlords
Santa Ana’s rental market includes a large number of apartment communities and multi-family properties throughout the city, from the historic Downtown Santa Ana and Civic Center area to neighborhoods across the city. Santa Ana is one of the few Orange County cities with its own Rent Stabilization and Just Cause Eviction Ordinance, which caps rent increases and adds just-cause requirements beyond California’s statewide eviction laws. The Law Office of David Piotrowski has been representing Orange County landlords 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.
Because of Santa Ana’s local ordinance, we offer a paid phone consultation for Santa Ana landlords rather than flat-fee notice drafting or full-service eviction representation. Contact us to schedule a consultation and discuss how the local ordinance and AB 1482 may apply to your property.
What to Prepare for Your Paid Consultation
When you schedule a paid Santa Ana consultation, we will discuss your situation in detail so you understand how the local ordinance and California law apply to your property. The more information you provide upfront, the more useful the consultation will be.
Ready to Schedule Your Santa Ana Consultation?
Enter your details and we’ll take you straight to our scheduling calendar with your information already filled in. This is a paid, informational phone consultation.
Frequently Asked Questions
Answers to the most common questions Santa Ana landlords ask about the tenant eviction process.
Because Santa Ana has its own Rent Stabilization and Just Cause Eviction Ordinance, we do not offer flat-fee notice drafting or full-service eviction representation for Santa Ana properties the way we do in most other Orange County cities. Instead, we offer a paid, informational phone consultation to help you understand how the local ordinance and California’s statewide Tenant Protection Act (AB 1482) apply to your situation. Contact us to schedule a consultation and discuss the fee.
Santa Ana is one of the few Orange County cities with its own Rent Stabilization and Just Cause Eviction Ordinance, which layers additional documentation and procedural requirements on top of California’s statewide eviction laws. Because of that added complexity, we offer a paid, informational phone consultation for Santa Ana landlords instead of our standard flat-fee notice and full-service eviction packages. We still represent landlords only, and the consultation is designed to help you understand your options and the right next steps.
An eviction in Santa Ana generally takes 1.5 to 3 months from the time a valid notice is served to when the sheriff executes the lockout, similar to the rest of Orange County. Santa Ana’s Rent Stabilization and Just Cause Eviction Ordinance can add documentation requirements that affect the notice and timeline. We offer a paid phone consultation to walk through what the timeline may look like for your specific property.
If your Santa Ana tenant has stopped paying rent, California law generally requires a 3-Day Notice to Pay Rent or Quit before an eviction lawsuit can be filed. Because Santa Ana has its own Rent Stabilization and Just Cause Eviction Ordinance, additional documentation may be required. We offer a paid phone consultation to help you understand the right type of notice and next steps for your Santa Ana property.
A 3-day notice is a written notice served on a Santa Ana tenant demanding they pay overdue rent, cure a lease violation, or vacate the property within 3 days. It is generally the first required step in the California eviction process. Because Santa Ana’s Rent Stabilization and Just Cause Eviction Ordinance can affect what a valid notice must include, we discuss 3-day notices and other termination notice types during a paid phone consultation for Santa Ana landlords rather than offering flat-fee notice drafting.
A 30-day or 60-day notice is a no-fault termination notice used to end a tenancy without the tenant having done anything wrong. California law requires 30 days’ notice if the tenant has lived at the property for less than one year, or 60 days’ notice if they have lived there one year or more. These notices are used when a landlord wants to reclaim the property, sell it, or simply end the tenancy. Santa Ana’s Rent Stabilization and Just Cause Eviction Ordinance and California’s statewide AB 1482 may add further requirements for no-fault notices. We discuss which type of notice may fit your situation during a paid phone consultation for Santa Ana landlords.
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. Santa Ana has adopted a Rent Stabilization and Just Cause Eviction Ordinance, which caps annual rent increases on covered rental units and mobilehome spaces and requires landlords to have a qualifying just-cause reason before terminating certain residential tenancies of 30 days or more. Certain no-fault terminations under the ordinance may also require the landlord to provide relocation assistance to the tenant. California’s statewide Tenant Protection Act (AB 1482) may also apply to your property unless an applicable exemption exists. Contact us to determine how Santa Ana’s local ordinance and AB 1482 apply to your property and what it means for your ability to evict.
No. The Law Office of David Piotrowski represents landlords only in all Santa Ana 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 Santa Ana 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 Santa Ana. We represent landlords throughout Orange County.
We also serve landlords in parts of Los Angeles County and Ventura County. See all service areas →