Unincorporated Los Angeles County Eviction Attorney

Every unincorporated LA County matter begins with a paid phone consultation. Depending on your property type and the reason for the eviction, we may be able to offer full-service representation, with fees that are reasonable and explained clearly up front, no surprises. Otherwise, we are generally only able to offer a paid consultation. Which option applies to your case, and the exact cost, is determined during your paid consultation.

It depends, and it is never guaranteed. Full-service representation may be available only when the rental is only partially covered by the LA County RSTPO, such as a legally permitted single-family home or condo exempt from the rent cap, and the reason for the eviction is an allowable at-fault reason. Properties fully covered by the RSTPO’s rent cap and just-cause requirement, Section 8 or other subsidized tenancies, all no-fault evictions, habitability complaints, and illegal or unpermitted construction are examples of situations where we are only able to offer a paid consultation. Schedule a call so we can review your situation.

Unincorporated areas are communities that are part of Los Angeles County but not within the boundaries of any incorporated city, so they are governed directly by LA County rather than a city government. We represent landlords in unincorporated communities throughout the county, including Castaic, Stevenson Ranch, Altadena, East Los Angeles, Hacienda Heights, Rowland Heights, La Crescenta-Montrose, Topanga, Westmont, Florence-Graham, and others. If you are not sure whether your rental is in an incorporated city or an unincorporated area, we can help confirm that during your paid consultation.

The RSTPO, LA County Code Chapter 8.52, applies only to unincorporated LA County and caps annual rent increases for “fully covered” units while requiring just cause for eviction on covered units. Certain properties, including many single-family homes, are exempt from the rent cap and may be only partially covered (subject to just-cause protection without the rent cap). No-fault reasons, such as owner move-in or withdrawal from the rental market, generally require relocation assistance, while at-fault reasons, such as nonpayment of rent or a lease violation, do not. Because eligibility for full-service representation depends heavily on these rules, every matter in unincorporated LA County starts with a paid phone consultation.

Nonpayment of rent is an at-fault reason. The first step is typically a 3-Day Notice to Pay Rent or Quit. If your rental is only partially covered by the RSTPO, such as a legally permitted single-family home or condo exempt from the rent cap, full-service representation may be available, with fees explained clearly up front and no surprises. Schedule a paid consultation so we can review your property and tenant situation and confirm your options.

A 3-day notice is a written notice served on a tenant demanding they pay overdue rent, cure a lease violation, or vacate the property within 3 days. It is typically the first required step for an at-fault eviction reason before an unlawful detainer lawsuit can be filed with the Los Angeles County Superior Court. Schedule a paid consultation to discuss whether a 3-day notice fits your situation and whether full-service representation may be available.

A 30-day or 60-day notice is generally used for a no-fault reason, meaning the tenant did not do anything wrong. Under the LA County RSTPO, no-fault reasons such as owner move-in, withdrawal from the rental market, or demolition/substantial rehabilitation generally require relocation assistance to the tenant. These situations fall outside the narrow cases where we can offer full-service representation in unincorporated LA County. For no-fault evictions, we are only able to offer a paid consultation.

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, in a sense. Because these communities are unincorporated, they are covered by the LA County Rent Stabilization and Tenant Protections Ordinance (RSTPO), which caps annual rent increases for fully covered units and requires just cause for eviction. Single-family homes and certain other categories are generally exempt from the rent cap, though California’s statewide AB 1482 may still apply. We recommend a paid consultation to confirm how these rules apply to your specific property before serving any notice.

Sometimes, and these rules are narrow, temporary, and specific to the affected community, so they should never be assumed. For example, following the January 2025 Eaton Fire, LA County adopted temporary eviction and rent-increase protections specific to qualifying, income-eligible tenants in the Altadena area, which have been extended and revised more than once since the fire. If your property is in or near a recent disaster area, confirm current status at your paid consultation before serving any notice, since these rules change and are easy to get wrong.

No. The Law Office of David Piotrowski represents landlords only in all unincorporated LA County 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.