Los Angeles Eviction Timeline: LA Process & Deadlines [2026]

The landlord must serve the tenant with a 3-Day Notice to Pay Rent or Quit. In Los Angeles, the notice must comply with both state CCP § 1161 requirements and LA city ordinance provisions. For RSO-covered units (pre-1978 buildings), the notice must state the exact rent owed excluding any unauthorized charges. Under SB 567 (2024), the notice must include specific language about tenant rights. As of the CCP § 1161 amendment (operative February 1, 2025), weekends and judicial holidays are excluded from the 3-day notice period, and the notice must include written language stating that the 3-day period excludes Saturdays, Sundays, and other judicial holidays. The LAHD recommends landlords use approved notice forms to avoid procedural errors.

• Must state exact rent amount owed (excluding late fees, utilities, or surcharges)
• Must include landlord contact information and accepted payment methods
• RSO units require additional notice language per LAMC § 151.09
• Service can be personal, substituted, or by posting and mailing
• Tenant can cure by paying full rent within 3 business days
• Weekends and judicial holidays are excluded from the 3-day count (CCP § 1161, effective Feb. 1, 2025)

After the 3-day notice expires without payment, the landlord files an Unlawful Detainer (UD) complaint in the Los Angeles County Superior Court. LA is the largest court system in the nation with significant backlogs. The filing fee ranges from $240-$435 depending on the amount claimed. Cases are assigned to one of multiple courthouse locations across LA County. The tenant has 5 business days to respond after service.

• Filing fee: $240-$435 depending on amount in controversy
• Filed in LA County Superior Court (largest court system in the US)
• Case assigned to courthouse based on property location
• Tenant has 5 business days to respond after service
• If tenant does not respond, landlord can request default judgment
• Must file UD-100 form with required attachments

LA County Superior Court is notorious for eviction backlogs. While state law requires trial within 20 days of a request, actual wait times in Los Angeles average 30-60 days and can exceed 90 days during peak periods. The Stanley Mosk Courthouse and other LA locations handle high volumes of UD cases. Either party can request a jury trial, which adds further delays. The tenant may raise defenses including habitability issues, RSO violations, retaliation, or improper notice.

• State law requires trial within 20 days of request (rarely met in LA)
• Actual LA County wait times: 30-60+ days due to court backlogs
• Either party can request jury trial (adds significant time and cost)
• Multiple courthouse locations across LA County
• Mandatory settlement conferences may be ordered
• Tenant defenses: habitability, RSO violations, retaliation, discrimination

If the court rules in the landlord's favor, a judgment for possession is entered. In LA, the judgment may also include past-due rent, court costs, and attorney fees if the lease provides for them. For RSO units, the court will verify that all LA city ordinance requirements were met. Either party can appeal within 30 days, but the tenant must post a bond to stay execution during appeal.

• Judgment includes possession, past-due rent, and costs
• Court verifies RSO compliance for covered units
• Tenant can appeal within 30 days (must post bond)
• Default judgment if tenant fails to respond or appear
• Court may award attorney fees if lease provides for them
• LA Housing Department may intervene in RSO cases

After judgment, the landlord obtains a Writ of Possession from the court clerk. The LA County Sheriff's Department posts a 5-day Notice to Vacate. Due to LA County's size and high eviction volume, sheriff lockouts can take 7-15 days to schedule after the 5-day notice period. The sheriff returns to physically remove the tenant and their belongings if they have not vacated.

• Writ of Possession obtained from court clerk
• LA County Sheriff posts 5-day Notice to Vacate
• Sheriff lockout scheduling: 7-15 days after notice period (LA backlogs)
• Landlord must store tenant's abandoned property for 18 days
• Total post-judgment timeline: 12-20 days in LA County
• Landlord cannot perform self-help lockout under any circumstances