Ventura County Eviction Attorney
The Law Office of David Piotrowski represents landlords only. We provide full eviction representation in most parts of Ventura 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 Ventura County Landlords
Ventura County stretches from the Conejo Valley and Simi Valley in the east to the Oxnard Plain and the coast in the west, with the Santa Clara River Valley cities to the north. 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 in Ventura County cities that do not have local rent control or just-cause ordinances. In those areas we handle the entire eviction for you: drafting and serving the termination notice, filing the unlawful detainer lawsuit with the Ventura County Superior Court, obtaining the judgment, and coordinating the sheriff lockout. We also offer standalone notice preparation and attorney-drafted DIY document packages.
Ventura County Cities We Serve
Select your city to learn about our eviction services in your area. Cities are grouped by region for easy navigation.
Conejo Valley & Simi Valley
East Ventura County, bordering the San Fernando Valley
Oxnard Plain & Ventura Coast
Coastal and agricultural communities along Highway 101
The City of Oxnard has its own Rent Stabilization Ordinance and a separate Tenant Protection Ordinance. Because of these local rules and the extra requirements, we offer a paid informational phone consultation for Oxnard properties. We offer full representation in Oxnard when the rental is a single-family home and you’re looking to evict for an “at-fault” reason. For properties that are not a single-family home, or when the reason for the eviction is a “no-fault” reason, we will only be able to offer you a paid, informational-only call to discuss the Oxnard eviction-related rules. See the City of Oxnard’s rent control page.
Santa Clara River Valley
Inland communities northeast of Oxnard and Ventura
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 Ventura 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 Ventura County Eviction Process
Most Ventura 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 Ventura.
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 Ventura County Sheriff’s Office 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 Ventura County
Local rules vary from city to city
Rent control in Ventura 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 Oxnard has its own Rent Stabilization Ordinance and a separate Tenant Protection (just cause) Ordinance. Both were adopted by the Oxnard City Council in 2022.
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 a Ventura 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 Ventura County Tenant?
Enter your details and we’ll take you straight to our scheduling calendar with your information already filled in.
Frequently Asked Questions
Answers to the most common questions Ventura 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 Ventura County are filed with the Superior Court of California, County of Ventura, primarily at the Ventura Courthouse at 800 South Victoria Avenue in Ventura. We handle filings at the appropriate location for your property throughout the county.
It depends on where the property is located. The City of Oxnard has its own Rent Stabilization Ordinance and a separate Tenant Protection Ordinance. Most other Ventura County cities we serve do not currently have general residential rent control, though several have narrower rent stabilization rules that apply only to mobile home park space rent. California’s statewide law, AB 1482, may also apply. For Oxnard, we offer a paid informational phone consultation. We can provide full representation for Oxnard single-family home evictions based on an at-fault reason; other Oxnard properties, and no-fault evictions, are handled through the paid 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 in Thousand Oaks, Simi Valley, Camarillo, and Port Hueneme. For Oxnard, which has local rent control and just-cause protections, we offer a paid informational phone consultation. We can provide full representation for Oxnard single-family home evictions based on an at-fault reason. We also provide representation in the City of Ventura, Moorpark, Santa Paula, and Fillmore. 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 Ventura 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 Ventura County. We represent landlords across Southern California.