Just Cause For Eviction Ordinance (JCO)
If you own rental property in the City of Los Angeles, it may be subject to the Just Cause Ordinance (JCO). It prohibits terminations of tenancies without just cause and requires relocation assistance for no-fault evictions.
Rental Units Covered Under JCO
The JCO covers most residential properties in the City of Los Angeles that are not regulated by the City’s Rent Stabilization Ordinance (RSO).
In order to apply to a tenancy, it requires that the tenant either has lived in the same unit for at least six months or that their original lease expired, whichever comes first. There are other specific exceptions to the JCO including, but not limited to, transient hotels, licensed care facilities, fraternity or sorority houses, owner’s roommate, cooperatives under certain circumstances, some non-profit facilities for the homeless or short-term treatment centers for substance abuse, and some properties owned by HACLA or the government. The JCO can apply to buildings that are newer than October 1, 1978. The JCO can apply to a property that contains only one single-family dwelling.
Legal Reasons for Eviction
- Failure to pay rent
- Failure to cure a violation of the rental agreement
- Creating a nuisance or causing damage to the property
- Using the rental unit for an illegal purpose
- Failure to renew a similar rental agreement
- Failure to provide the landlord with reasonable access to the rental unit
- The person at the end of the lease term is a subtenant not approved by the landlord
- The owner or immediate family member will move into the rental unit
- Resident manager will move into the rental unit when required by law or by an affordable housing covenant or regulatory agreement
- Demolition, substantial remodel, permanent removal from the rental market, or conversion to non-residential
- Government order to vacate
- HUD owns and is selling the property
- Residential Hotel being converted or demolished
- Conversion to affordable housing
Types of Evictions Requiring Payment of Tenant Relocation Assistance
Evictions for Non-Payment of Rent
Eviction Notices Filed with LAHD
When Can Rent Be Increased Under State Law AB1482
The JCO does not regulate rent increases, however, state law AB 1482, the California Tenant Protection Act of 2019, may regulate the rent amount in buildings that are older than 15 years old.
Effective August 1, 2023 to July 31, 2024, the maximum allowable increase is 8.8%. Previously, from August 1, 2022 to July 31, 2023 the maximum annual increase for units subject to AB 1482 was 10%. (Annual rent increases are limited to no more than 5% plus the percentage change in the cost of living for the region in which the property is located, or 10% whichever is lower).
Properties not covered under AB 1482:
-Units that were constructed within the last 15 years (this applies on a rolling basis – i.e.. a unit constructed on January 1, 2006 is not covered as of January, 1 2020, but is covered on and after January 1, 2021).
-Units restricted by a deed, regulatory restrictions, or other recorded document limiting the affordability to low or moderate-income households.
-A two-unit property, provided the second unit was occupied by an owner of the property for the entire period of the tenancy.
-Single-family homes and condominiums are only exempt if both (A) and (B) apply:
(A) the property is not owned by one of the following:
(i) a real estate trust, or
(ii) a corporation, or
(iii) an LLC with at least one corporate member.
(B) The landlord notified the tenant in writing that the tenancy is not subject to the “just cause” and rent increase limitations as specifically described in Civil Code Sections 1946.2(e)(8)(B)(i) and 1947.12(d)(5)(B)(i).
-The limited exemption for single-family homes does not apply where there is more than one dwelling unit on the same lot, or any second residential unit in the building that cannot be sold separately from the subject unit (such as an in-law unit).
-Units that are already subject to the City’s RSO.