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California Eviction Defense Manual
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California Landlord-Tenant Practice

http://www.ceb.com/i#/o/re+20,0outli#e.htm5chapter+1 California Eviction Defense Manual

Chapter Outlines
1 2 + 4 ! 6 7 , 7 10 11 12 1+ 14 1! 16 17 1, 17 20 21 22 2+ 24 2! 26 27 2, 27 +0 +1 1 2 + 4 ! 6 7 , 7 10 11 12 1+ 14 1! 16 17 1, 17 20 21 22 2+ 24 2! 26 27 2, 27 +0 +1

1
Overview of nlawful Detainer Law
I. II. III. IV. SCOPE OF THIS BOOK 1.1 LANDLORDS ALTERNATIVES TO UNLAWFUL DETAINER ACTION 1.2 ETHICS 1.3 SUMMARY OF UNLAWFUL DETAINER PROCESS 1.4 A. Description of Unlawful Detainer Action 1.5 B. Reduced Time Frame Governing Unlawful Detainer Procedure 1.6 C. Landlord Must Strictly Comply With Statutory Requirements 1.7 D. Notice Requirements 1.8 E. Bases for Terminating Tenancy; Applicable Notice 1.9 1. Termina i!n Re"#irin$ %&Da' N! i(e )L!n$er N! i(e Permi e*+ 1.10 ,. Termina i!n Re"#irin$ %-&Da' !r .-&Da' N! i(e 1.11 %. Termina i!n Re"#irin$ O /er N! i(e 1.12 0. Termina i!n Re"#irin$ N! N! i(e 1.13 F. Jurisdiction and Venue 1.14 G. Default Judgment 1.15 H. Bases for Defending Unlawful Detainer Actions 1.16 I. Trial 1. Tenan En i 1e* ! 2#r' Tria1 i3 An45er Pre4en 4 A*mi44i61e De3en4e4 1.17 ,. Ren an* Dama$e4 A5ar*a61e ! Lan*1!r* 1.18 J. Posttrial Motions 1.19 K. Execution by Sheriff 1.20

V. VI. VII. VIII.

SUMMARY OF POTENTIAL TENANT RESPONSES TO LANDLORDS ACTIONS 1.20A INVALIDITY OF LEASE PROVISION WAIVIN7 TENANTS RI7HTS 1.21 WRIT OF IMMEDIATE POSSESSION 1.22 UNAVAILABILITY OF UNLAWFUL DETAINER IF TENANT IS NO LON7ER IN POSSESSION OF PREMISES 1.23
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!
"elationship of nlawful Detainer to Other Actions
I. II. ISSUES NOT CO7NI:ABLE IN UNLAWFUL DETAINER ACTIONS 2.1 COORDINATION AND CONSOLIDATION OF UNLAWFUL DETAINER WITH OTHER ACTIONS 2.2 A. Coordination of Complex Actions 2.2A B. Transfer of Noncomplex Actions 2.2B C. Consolidation of Actions Pending in Same County 2.2C CONVERSION OF UNLAWFUL DETAINER ACTION TO ACTION FOR E2ECTMENT 2.3 SEVERIN7 POSSESSION ISSUE FROM RENT&DUE ISSUE 2.4 TENANTS SUIT FOR DECLARATORY OR IN2UNCTIVE RELIEF; STAY OF UNLAWFUL DETAINER ACTION A. Overview: Can Unlawful Detainer Actions Be Enjoined? 2.5 B. Obtaining Injunctive Relief 1. Le$a1 Ba4i4; 7r!#n*4 2.5A ,. T/e Newby E<(e9 i!n= A*e"#a e Reme*' a La5 2.5B %. O>er(!min$ Newby Limi a i!n4 2.5C 0. Pr!(e*#re; B!n* Re"#ire* 2.5D LANDLORDS SUIT FOR IN2UNCTIVE RELIEF 2.6 ACTIONS AFTER ENTRY OF 2UD7MENT 2.7 ARBITRATION PROVISION IN LEASE 2.8 ADMINISTRATIVE MANDAMUS 2.9 BANKRUPTCY 2.10
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III. IV. V.

VI. VII. VIII. I?. ?.

#
$elf-%elp &' Landlord
I. II. USE OF SELF&HELP BY LANDLORD 3.1 FORCIBLE ENTRY AND DETAINER 3.2 A. Examples of Forcible Entry and Detainer 3.3 B. Retaking Abandoned Premises Is Not Forcible Entry or Detainer 3.4 C. Recovering Punitive Damages for Forcible Entry or Detainer Requires Showing of Malice 3.5 SHUTTIN7 OFF UTILITIES OR OTHERWISE BARRIN7 TENANTS USE OF PROPERTY A. Civil Code 789.3 3.6 B. Remedies Under Public Utilities Code and CC 1942.2 3.6A OTHER ACTIONS BY LANDLORD THAT MAKE PREMISES UNINHABITABLE 3.7

III.

IV.

V. VI. VII. VIII. I?.

SELF&HELP EVICTIONS OF TENANTS IN RESIDENTIAL HOTELS 3.8 SELF&HELP EVICTIONS OF LOD7ERS 3.9 SELF&HELP EVICTIONS OF OCCUPANTS OF TRANSITIONAL HOUSIN7 3.10 SELF&HELP EVICTIONS OF HOTEL 7UESTS 3.11 ANTI&HARASSMENT STATUTE )CC @1A0-.,+ 3.12
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(
"epresentin) the Tenant* Office Procedures
I. II. III. OFFICE PROCEDURES 4.1 LAW OFFICE AUTOMATION 4.2 LE7AL REFERENCE MATERIALS 4.3 A. Necessary Legal Sources and Forms 4.4 B. Useful Additional Library Materials 4.5 INITIAL STEPS BEFORE DECIDIN7 WHETHER TO REPRESENT TENANT A. Initial (Telephone) Contact With Prospective Client 4.6 B. Form: Telephone Intake Form 4.7 C. Scheduling Meeting With Prospective Client 4.8 D. Conflict of Interest in Representing Tenant 1. Per3!rmin$ a C!n31i( 4 C/e(8 4.9 ,. C!mm!n C!n31i( Si #a i!n4 in Un1a53#1 De ainer A( i!n4 4.10 E. Initial Meeting With Prospective Client 4.11 F. Use of Client Interview Questionnaire 4.12 G. Form: Client Interview Questionnaire 4.13 H. Conduct of Initial Meeting 4.14 I. Investigate Tenants Relationship With Former Counsel and Any Litigation History 4.15 J. Contact Landlords Attorney for Preliminary Look at Opposing View of Case 4.16 K. Initial Assessment of Case 4.17 L. Scope of Initial Assessment 4.18 M. Allaying Tenants Fears 4.19 REPRESENTATION OF TENANT A. Decision to Represent Tenant 4.20 1. I3 A !rne' Wi11 N! Re9re4en !r A44i4 Tenan 4.21 ,. W/en M!re Time Nee*e* 3!r De(i4i!n !n Re9re4en a i!n 4.22 %. F!rm= S#64 i # i!n !3 A !rne'BCi>i1 )Wi /!# C!#r Or*er+ )2#*i(ia1 C!#n(i1 F!rm MC&-C-; Man*a !r'+ 4.23 0. I3 A !rne' an* Tenan A$ree T/a A !rne' Wi11 Re9re4en !r A44i4 Tenan 4.24 C. Di4(1!4#re Re$ar*in$ Pr!3e44i!na1 Lia6i1i ' In4#ran(e 4.24A B. Representation Agreements and Ground Rules 4.25 1. De1e$a in$ Ta484 ! C1ien 4.26 ,. C!n en 4 !3 Re9re4en a i!n A$reemen 4.27 %. F!rm= Re9re4en a i!n A$reemen BPri>a e Pra( i i!ner 4.28 0. F!rm= C1ien Re ainer A$reemen BLe$a1 Ser>i(e4 Or$aniDa i!n 4.29 C. Limited Scope Representation (Unbundling) 1. A991i(a61e La5 4.29A ,. C/e(81i4 = Tenan Fee A$reemen 4.29B D. Deposit of Rent Due Into Client Trust Account 4.30 E. Form: Requirement for Deposit of Rent Into Attorney-Client Trust Account 4.31 PROCEDURE AFTER REPRESENTATION IS UNDERTAKEN A. Ascertain Goal of Representation 4.32 1. A4(er ain W/e /er Tenan Wan 4 ! C!n in#e Li>in$ in Ren a1 Uni

IV.

V.

VI.

4.33

B. C. D. E.

F.

,. 7!a1 !3 Re9re4en a i!n I4 N! Ne(e44ari1' S#((e443#1 De3en4e !3 Un1a53#1 De ainer A( i!n 4.34 Counsel Should Investigate Facts of Case 4.35 Determining Defense Strategy 4.36 Making Choices on Strategy and Tactics 4.37 Example of Strategic and Tactical Choices in Procedure When Defective 3-Day Notice Was Served 4.38 1. S ra e$' an* Ta( i(4= Fi1in$ M! i!n ! E#a4/ Ser>i(e !3 S#mm!n4 !r Dem#rrer 4.39 ,. S ra e$' an* Ta( i(4= Fi1in$ an An45er 4.40 %. S ra e$' an* Ta( i(4= Fi1in$ M! i!n 3!r S#mmar' 2#*$men 4.41 Counsel Should Simultaneously File Pleadings, Conduct Discovery, and Negotiate 4.42
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+
,rounds for Eviction
I. II. III. IV. V. VI. 7ROUNDS FOR EVICTION 7ENERALLY 5.1 7ROUNDS FOR EVICTION BASED ON TENANTS DEFAULT; %&DAY NOTICE REEUIRED 5.2 REASONS FOR TERMINATION NOT BASED ON TENANTS DEFAULT; NOTICE REEUIRED 5.3 REASONS FOR TERMINATION NOT BASED ON TENANTS DEFAULT; NOTICE NOT REEUIRED 5.4 TERMINATIN7 MOBILEHOME PARK TENANCIES 5.5 EVICTION BROU7HT BY CITY PROSECUTOR OR CITY ATTORNEY 5.6
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Three-Da' .otice
I. PURPOSE AND EFFECT OF %&DAY NOTICE 6.1 A. Purpose of 3-Day Notice 6.2 B. If 3-Day Notice Is Defective 6.3 IMMEDIATE TENANT RESPONSE TO SERVICE OF %&DAY NOTICE )BEFORE COMPLAINT HAS BEEN FILED+ 6.4 STRICT COMPLIANCE WITH STATUTE IS REEUIRED 6.5 NOTICE REEUIRED EVEN IF LEASE PROVIDES THAT IT IS NOT NECESSARY 6.6 COMPUTATION OF NOTICE PERIOD 6.7 NOTICE IS VALID EVEN THOU7H IT CONTAINS MORE THAN ONE REASON FOR EVICTION 6.8 NOTICE MAY BE WITHDRAWN 6.9 FORM OF NOTICE 6.10 A. Notice Must Be in Writing 6.11 B. Description of Premises in Notice 6.12 C. Signature on Notice 6.13 D. Demand for Possession Must Be Unequivocal 6.14 E. Statement of Three Days in Notice Itself May Not Be Required 6.15 F. Notice May Declare Election of Forfeiture 6.16

II. III. IV. V. VI. VII. VIII.

G. Demand for Rent and Charges 1. N! i(e ! E#i M#4 In(1#*e Deman* 3!r Ren a4 A1 erna i>e 6.17 ,. N! i(e M#4 S9e(i3' N! M!re T/an Ren A( #a11' D#e 6.18 a. Pre(i4e Am!#n !3 Ren Nee* N! Be S9e(i3ie* i3 Ca1(#1a i!n !3 Ren De9en*4 !n Tenan 4 A((!#n in$ 6.19 6. S a emen !3 Ren D#eF an* A**i i!na1 C1aim4 in N! i(e 6.20 (. E33e( !3 Fe*era1 Fair De6 C!11e( i!n Pra( i(e4 A( 6.20A %. N! i(e See84 Le44 T/an A( #a1 Am!#n O5e* 6.21 0. One&Year Limi a i!n !n Am!#n !3 Ren T/a Can Be Deman*e* 6.22 C. In(1#4i!n !3 La e C/ar$e4 in N! i(e 6.23 .. Va1i*i ' !3 La e C/ar$e4 Lan*1!r* C1aim4 Are D#e a. A4 Li"#i*a e* Dama$e4 6.24 6. A4 Vi!1a i!n !3 U4#r' La5 6.24A I?. SERVICE OF NOTICE A. When Notice May Be Served 6.25 1. GH!1i*a'4H De3ine* 6.26 ,. W/en Tenan Ma' Per3!rm Un*er N! i(e 6.27 B. Method of Service 6.28 C. Statutory Requirements for Service of 3-Day Notice 6.29 WHEN %&DAY NOTICE IS BASED ON FAILURE TO PAY RENT 6.30 TENDER OF RENT A. Method of Tender of Rent 6.31 B. Proof That Tender Was Made 6.32 C. Depositing Money in Landlords Bank Account 6.33 D. Effect of Tender of Rent on Obligation to Pay Rent 6.34 E. Time of Tender of Rent 1. Ten*er !3 Ren Be3!re Ser>i(e !3 N! i(e 6.35 ,. Ten*er !3 Ren A3 er N! i(e I4 Ser>e* an* Be3!re N! i(e Peri!* E<9ire4 6.36 %. Ten*er !3 Ren A3 er N! i(e Peri!* Ha4 E<9ire* 6.37 WHEN %&DAY NOTICE IS BASED ON DEFAULT UNDER LEASE OTHER THAN FAILURE TO PAY RENT A. Violation of Covenant in Lease Generally; Statutory Basis for 3-Day Notice 6.38 1. E<9re44 an* Im91ie* C!>enan 4 6.39 ,. Tri>ia1 !r Te(/ni(a1 Brea(/ N! S#33i(ien 6.40 %. Wai>er an* E4 !99e1 6.41 0. Re9ea e* A((e9 an(e !3 La e Ren 6.42 C. E33e( !3 Tenan 4 Per3!rman(e 6.43 .. W/e /er N! i(e M#4 Be 7i>en in A1 erna i>e 6.44 I. S a in$ /e Brea(/ 6.45 B. Violation of Covenant Against Subletting, Assignment, or Waste; Maintaining Nuisance; or Using Premises for Unlawful Purpose 6.46 1. S#61e in$F A44i$nmen F an* Wa4 e 6.47 ,. N#i4an(e 6.48 %. Un1a53#1 P#r9!4e 6.49 SALE UNDER E?ECUTIONF MORT7A7EF OR TRUST DEED 6.50 COMMON FLAWS IN %&DAY NOTICE OR ITS SERVICE THAT RENDER NOTICE INEFFECTIVE 6.51 EFFECT OF SERVICE OF MORE THAN ONE NOTICE 6.52
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?. ?I.

?II.

?III. ?IV. ?V.

/
Thirt'-Da'0$i1t'-Da' .otices and Ter2ination 3ithout .otice
I. TERMINATIN7 PERIODIC TENANCIES A. Using 30-Day Notice 7.1 B. Using 60-Day Notice 7.1A

II. III.

IMMEDIATE TENANT RESPONSE TO SERVICE OF NOTICE 7.2 TENANT REMAINS IN POSSESSION AFTER TERMINATION A. Holdover Tenant Defined 7.3 B. Tenant Serves Landlord With Notice of Termination and Remains in Possession After Termination Period 7.4 C. Term Has Expired but Tenant Holds Over 7.5 D. Termination of Employment of Resident Employee 7.6 E. Death of Tenant 7.7 F. Expiration of Fixed-Term Lease 7.8 G. Effect of Landlords Acceptance of Rent After Expiration of Fixed Term 7.9 H. Effect of Clause Providing for Automatic Extension or Renewal 7.9A I. Lodger Who Holds Over in Owner-Occupied Dwelling 7.10 J. Expiration of Periodic (Generally Month-to-Month) Lease 7.11 LEN7TH OF PERIOD OF NOTICE A. Shortened Notice Periods by Agreement 7.12 B. Date on Which Mailed Notice Is Effective 7.13 C. Notice Period Must Expire Before Complaint Can Be Filed 7.14 WITHDRAWAL OF NOTICE; ACCEPTANCE OF RENT PAYMENTS 7.15 FORM OF NOTICE A. Notice Must Be in Writing 7.16 B. Description of Premises and Signature 7.17 C. Notice Cannot Be in the Alternative 7.18 D. Statement of 30 or 60 Days 7.19 E. Cover Sheet; Evictions After Foreclosure 7.19A APPORTIONMENT OF RENT 7.20 METHOD OF SERVICE 7.21 TENANCY AT WILL 7.22 EFFECT OF SERVICE OF %-&DAY OR .-&DAY NOTICE IN CON2UNCTION WITH SERVICE OF %&DAY NOTICE 7.23 COMMON FLAWS IN NOTICE OR ITS SERVICEF RENDERIN7 NOTICE INEFFECTIVE 7.24
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IV.

V. VI.

VII. VIII. I?. ?. ?I.

4
$ervice of .otices on Tenant
I. II. EVALUATIN7 SERVICE OF NOTICE 8.1 METHODS OF SERVICE OF NOTICE 8.2 A. Personal Service 8.3 B. Substituted Service (CCP 1162(a)(2)) 8.4 C. Service by Posting, Delivery, and Mail (CCP 1162(a)(3)) 8.5 1. Ser>i(e 6' P!4 in$ A1!ne I4 In4#33i(ien 8.6 ,. Ser>i(e 6' Mai1 A1!ne I4 In4#33i(ien 8.7 D. Extension of Tenants Time to Act When Notice Is Mailed 8.8 1. N! i(e E33e( i>e !n Re(ei9 8.8A ,. N! i(e E33e( i>e !n Mai1in$ 8.8B %. E33e( i>e Da e !3 N! i(e E< en*e* 6' CCP @1-1% 8.8C 0. Ra i!na1e Fa>!rin$ E< en4i!n !3 Re49!n4e Peri!* Un*er CCP @1-1% W/en N! i(e I4 Mai1e* 8.9 IMPROPER SERVICE A. Effect of Defective Service of Notice 8.10 B. Actual Receipt of Improperly Served Notice 8.11

III.

IV.

EFFECT OF SERVICE ON PERSONS OTHER THAN TENANT 8.12 A. Occupants Who Are Neither Tenants nor Subtenants 8.13 B. Cotenants 8.14 C. Subtenants 8.15 E?AMPLES OF COMMON MISTAKES IN SERVICE 8.16 PROOF OF SERVICE OF NOTICE 8.17
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V. VI.

5
.e)otiatin) $trate)ies
I. IMPORTANCE OF NE7OTIATION AND EARLY SETTLEMENT 9.1 A. Definitions of Terms: Negotiation, Target Point, Resistance Level, and Bottom Line 9.2 B. Determining Tenants Goals and Expectations 9.3 C. Determining the Bargaining Range 9.4 D. Possible Bargaining Outcomes 9.5 E. Evaluating Case 9.6 KEY FACTORS TOWARD SETTLEMENT IN TENANTS FAVOR A. Merits of Tenants Case 9.7 B. Whether Tenant Is Willing to Relinquish Possession 9.8 C. Whether Tenant Is Impervious to Judgment for Damages 9.9 D. Whether Rental Agreement Contains Attorney Fee Clause 9.10 DEVELOPIN7 A BAR7AININ7 STRATE7Y 9.11 A. Look for Means to Strengthen Tenants Case and Weaken Landlords 9.12 B. Tenants Attorney Must Be Ready to Move Quickly to Take Advantage of Settlement Opportunities 9.13 C. Tenants Attorney Should Be Aware of Landlords Goals and Fears 9.14 D. Determining How Much to Demand in Initial Settlement Offer 9.15 ADVANTA7ES AND DISADVANTA7ES OF FACIN7 OPPOSIN7 COUNSEL KNOWN TO TENANTS COUNSEL 9.16 USIN7 BAR7AININ7 TACTICS 9.17 COMMUNICATIN7 WARNIN7S TO OPPOSIN7 PARTY 9.18 WHEN LANDLORDS COUNSEL APPEARS TO BE DRAWIN7 OUT ACTION TO 7ENERATE FEES 9.19 DRAFTIN7 SETTLEMENT A7REEMENT 9.20 EVALUATIN7 SUCCESS OF SETTLEMENT A7REEMENT 9.21
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II.

III.

IV. V. VI. VII. VIII. I?.

16
Proceedin) in For2a Pauperis
I. II. III. IV. V. AUTHORITY FOR OBTAININ7 WAIVER OF COURT FEES AND COSTS 10.1 RI7HT TO PROCEED IN FORMA PAUPERIS 10.2 SUBSTANTIVE SHOWIN7 OF INDI7ENCE 10.3 CLASSES OF CLAIMANTS AND CATE7ORIES FOR WHICH FEES AND COSTS MAY BE WAIVED 10.4 FEES AND COSTS IN TRIAL COURT A. Types of Fees and Costs Waived by Initial Application 10.5

B. Waiver of Other Fees and Costs 10.6 C. Applying to Proceed in Forma Pauperis 1. Pr!(e*#re 3!r Re"#e4 3!r Wai>er !3 C!#r Fee4 an* C!4 4 10.7 ,. 7ran !3 Wai>er !3 C!#r Fee4 an* C!4 4 Wi /!# Hearin$ 10.7A %. Hearin$ !n A991i(an 4 En i 1emen ! Wai>er !3 C!#r Fee4 an* C!4 4 10.7B 0. C!#r I44#e4 an* Ser>e4 Or*er !n Re"#e4 ! Wai>e C!#r Fee4 10.7C C. E33e( !3 Denia1 !3 Wai>er !n P1ea*in$4 A1rea*' Fi1e* 6' A991i(an 10.7D .. Pr!(e*#re 3!r S#64e"#en De ermina i!n4 !3 Fee Wai>er E1i$i6i1i ' 10.8 D. Right to Waiver or Reimbursement of Discovery Costs 10.9 E. Right to Appointment of Attorney 10.10 VI. FEES AND COSTS ON APPEAL A. Proceeding in Forma Pauperis 10.11 1. Fi1in$ Fee4 10.11A ,. Fee4 3!r Tran4(ri9 10.11B %. Fee4 3!r In er9re er 10.11C 0. A99ea1 B!n* Fee4 10.11D B. Review of Denial of Request 10.12
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11
$ervice of $u22ons and Co2plaint* Motion to Quash $ervice of $u22ons
I. II. III. IV. V. VI. SERVICE OF SUMMONS AND COMPLAINT 11.1 IMMEDIATE ACTIONS THAT CAN BE TAKEN ON TENANTS BEHALF AFTER SERVICE OF SUMMONS 11.2 ATTEMPTS TO AVOID SERVICE OF SUMMONS 11.3 FORM OF SUMMONS 11.4 FORM= SUMMONSBUNLAWFUL DETAINERBEVICTION )2UDICIAL COUNCIL FORM SUM&1%-+ 11.5 SERVICE OF PROCESS 11.6 A. Methods of Service 11.7 B. Strict Construction of Service Statutes 11.8 C. Effect of Defective Service 11.9 D. New Summons Need Not Be Served With Service of Amended Complaint 11.10 E. Return of Service 11.11 F. Personal Service 11.12 G. Substituted Service 11.13 1. S#64 i # e* Ser>i(e !n In*i>i*#a1 De3en*an 11.14 ,. S#64 i # e* Ser>i(e !n B#4ine44 En i ' 11.15 %. S/!5in$ Rea4!na61e Di1i$en(e 11.16 0. Re(i a1 !n Re #rn !3 Ser>i(e 11.17 H. Service by Mail With Acknowledgment of Receipt 11.18 I. Service by Posting and Mailing 11.19 J. Order Allowing Service by Posting 11.20 K. Completion Date of Service by Posting 11.21 L. Service by Publication 11.22 SPECIAL APPEARANCE REEUIRED ON MOTION TO EUASH A. What Constitutes a General Appearance 11.23 B. Making a Special Appearance 11.24 7ROUNDS FOR MOTION TO EUASH 11.25 A. Error in Filled-Out Summons 11.26 B. Failure to Properly Serve All Required Papers 11.27 C. Motion to Quash When Cause of Action Is Not Properly Unlawful Detainer 11.28 D. Complaint Contains Another Cause of Action in Addition to Unlawful Detainer 11.29 E. Complaint Prays for Damages Not Allowed in Unlawful Detainer 11.30

VII.

VIII.

F. Defendant Erroneously Designated 1. P1ea*in$ Re"#iremen 4; GD!eH De3en*an 4 11.31 ,. En erin$ 2#*$men A$ain4 GD!eH De3en*an 11.32 I?. ?. CONSTITUTIONAL CHALLEN7E TO FIVE&DAYS&TO&ANSWER REEUIREMENT 11.33 MOTION TO EUASHBPROCEDURE A. Time to File Motion; Effect of Motion on Time to File Answer 11.34 B. Form of Notice 11.35 C. Hearing on Motion to Quash; Burden of Proof 11.36 D. Filing Fees 11.37 FORM= MOTION TO EUASH SERVICE OF SUMMONS; POINTS AND AUTHORITIES; DECLARATION OF TENANT 11.38 FORM= ORDER 7RANTIN7 MOTION TO EUASH SERVICE OF SUMMONS 11.39 EFFECT OF 7RANTIN7 MOTION TO EUASH 11.40 EFFECT OF DENIAL OF MOTION TO EUASH 11.41 APPLICATION FOR WRIT OF MANDATE IF MOTION DENIED 11.42 POSSIBLE EFFECT OF CCP @11.I.0 ON WHETHER TIME FOR FILIN7 RESPONSIVE PLEADIN7S IS TOLLED BY PETITION FOR WRIT 11.43 CHART= TIMELINE FOR TENANT ACTIONS IF SUMMONS OR SERVICE OF SUMMONS WAS DEFECTIVE 11.44
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?I. ?II. ?III. ?IV. ?V. ?VI. ?VII.

1!
Default 7ud)2ents
I. II. III. IV. V. VI. VII. VIII. PROCEDURE FOR OBTAININ7 2UD7MENT BY DEFAULT 12.1 CHECKLIST= OBTAININ7 RELIEF FROM ENTRY OF DEFAULT 12.2 SERVICE OF APPLICATION FOR ENTRY OF DEFAULT; LANDLORDS OBLI7ATION TO INFORM TENANT 12.3 EFFECT OF ENTRY OF DEFAULT; LATE FILIN7 OF RESPONSE 12.4 ENTRY OF DEFAULT; WRIT OF IMMEDIATE POSSESSION 12.5 PROVE&UP HEARIN7 FOR RELIEF OTHER THAN RESTITUTION 12.6 PROCEDURE FOR ENTERIN7 DEFAULT IF SERVICE WAS BY PUBLICATION 12.7 SETTIN7 ASIDE DEFAULT AND DEFAULT 2UD7MENT 12.8 A. Stipulation to Set Aside Default and Default Judgment 12.9 B. Form: Stipulation to Set Aside Default and Default Judgment; Order 12.10 C. Procedures for Applying to Set Aside Default 12.11 D. Grounds for Setting Aside Default and Default Judgment 12.12 1. Mi4 a8eF Ina*>er en(eF S#r9ri4eF !r E<(#4a61e Ne$1e( )CCP @0I%+ a. Re1ie3 Ma' Be 7ran e* 3!r C1ien !r A !rne' Err!r 12.13 6. Re1ie3 M#4 Be 7ran e* 3!r A !rne' Err!r 12.14 (. Time Limi a i!n4 !n Brin$in$ M! i!n Un*er CCP @0I% 12.15 *. S/!5in$ in S#99!r !3 M! i!n; De(1ara i!n 12.16 e. E<(#4e4 3!r De3a#1 ; E<am91e4 12.17 )1+ Mi4 a8e !3 Fa( 12.18 ),+ A !rne'4 Mi4 a8e !3 La5 12.19 )%+ E<(#4a61e Ne$1e( 12.20 )0+ Fra#* 12.21 ,. C1eri(a1 Mi4 a8e4; Va(a in$ V!i* 2#*$men 4 )CCP @0I%F J0+ 12.22 a. 2#*$men V!i* !n I 4 Fa(e 12.23 6. 2#*$men V!i* in Fa( F B# N! V!i* !n I 4 Fa(e 12.24

%. W/en Ser>i(e !3 S#mm!n4 D!e4 N! Re4#1 in A( #a1 N! i(e ! Par ' )CCP @0I%.C+ 12.25 0. M! i!n !r Se9ara e A( i!n in E"#i ' A>ai1a61e ! Va(a e 2#*$men !n 7r!#n* !3 Fra#* !r Mi4 a8e 12.26 C. Err!ne!#41' En ere* De3a#1 !r De3a#1 2#*$men 12.27 .. E<am91e4 !3 Err!ne!#41' En ere* De3a#1 4 an* De3a#1 2#*$men 4 12.28 I?. ?. WHEN WRIT OF E?ECUTION HAS BEEN ISSUED 12.29 FORMS= MOTION TO SET ASIDE DEFAULT AND DEFAULT 2UD7MENT A. Form: Notice of Motion to Set Aside Default and Default Judgment; Supporting Memorandum 12.30 B. Form: Declaration Supporting Motion to Set Aside Default and Default Judgment 12.30A ORDER SETTIN7 ASIDE DEFAULT AND DEFAULT 2UD7MENT 12.31 FORM= ORDER SETTIN7 ASIDE DEFAULT AND DEFAULT 2UD7MENT 12.32 EFFECT OF ORDER SETTIN7 ASIDE DEFAULT AND DEFAULT 2UD7MENT 12.33
Ba(8 ! T!9

?I. ?II. ?III.

1#
De2urrin) and Movin) to $tri8e
I. II. ATTACKIN7 LE7AL SUFFICIENCY OF COMPLAINT 13.1 THE DEMURRER 13.2 A. Grounds for General Demurrer 13.3 B. Grounds for Special Demurrer 13.4 C. Sustaining Demurrer With or Without Leave to Amend 13.5 D. Demurrer Permitted on Grounds of No Jurisdiction Over Subject Matter 13.6 E. Effect of Another Pending Unlawful Detainer Action 13.7 F. Parties 1. Im9r!9er De3en*an 13.8 ,. Im9r!9er P1ain i33 13.9 G. Venue and Trial Court Location 13.10 H. Description of Premises With Reasonable Certainty 13.11 I. Existence of Landlord-Tenant Relationship 13.12 J. Notice of Termination 1. A11e$in$ Ser>i(e !3 N! i(e 13.13 ,. A11e$in$ Pr!9er N! i(e 13.13A %. A11e$in$ C!n en 4 !3 N! i(e 13.14 a. De3a#1 in Ren 13.15 6. Brea(/ !3 C!>enan O /er T/an N!n9a'men !3 Ren 13.16 (. S#61e in$F Wa4 eF N#i4an(eF !r U4e 3!r Un1a53#1 P#r9!4e 13.17 *. E<9ira i!n !3 Term )1+ Fi<e* Term 13.18 ),+ Peri!*i( Tenan(' 13.19 K. Tenant Continues in Possession 13.20 L. Fraud, Force, or Violence 13.21 M. Compliance With Implied Warranty of Habitability 13.22 N. Statute of Limitations 13.23 O. Checklist: Demurrable Defects in Complaint 13.23A P. Form: Demurrer to Complaint 13.24 MOTION TO STRIKE 13.25 A. Irrelevant, False, or Improper Allegations 13.26 B. Defects Not Subject to Demurrer 13.27 C. Improper Request for Damages 13.28 D. Necessary Allegations for Finding Statutory Damages 13.29 E. Rental Value of Premises After Suit Brought 13.30 F. Attorney Fee Provision in Lease 13.31

III.

G. Verification 13.32 H. Failure to State 1161a in Caption 13.32A I. Sample Form: Motion to Strike 13.33 IV. PROCEDURE FOR DEMURRER AND MOTION TO STRIKE A. Answer May Be Filed With Demurrer 13.34 B. Timing of Hearing on Demurrer and Motion to Strike 13.35 C. Supporting Memorandum 13.36 D. Effect of Overruling of Demurrer 13.37 E. Frivolous Demurrers 13.38 F. Motion to Strike 13.39 FILIN7 FEES 13.40 E?TENSION OF TIME TO PLEAD 13.41 MOTION FOR 2UD7MENT ON PLEADIN7S 13.42 SPECIAL )ANTI&SLAPP+ MOTION TO STRIKE 13.43
Ba(8 ! T!9

V. VI. VII. VIII.

1(
Answerin) and Alle)in) Affir2ative Defenses
I. II. III. IV. RI7HT TO ANSWER 14.1 USE OF 2UDICIAL COUNCIL FORMS 14.2 TIME TO ANSWER 14.3 7OOD CAUSE TO E?TEND TIME TO ANSWER A. Length of Extension 14.4 B. Steps Tenant Should Take to Get Extension of Time to File Answer 14.5 DENIALS 14.6 BASES FOR DENIALS 14.7 AFFIRMATIVE DEFENSES 14.8 A. Priority of Title After Foreclosure Sale 14.9 B. Implied Warranty of Habitability and Retaliatory Eviction 14.10 C. Equitable Defenses 14.11 D. Laches 14.12 E. Other Affirmative Defenses 14.13 F. Illegal Discrimination 14.13A 1. Vi!1a i!n !3 Unr#/ Ci>i1 Ri$/ 4 A( a4 De3en4e 14.14 a. A991i(a i!n !3 Unr#/ A( ! Lan*1!r*4 14.15 6. Pr!/i6i i!n !3 Ar6i rar' Di4(rimina i!n Un*er Unr#/ A( 14.16 (. Minim#m In(!me P!1i(' 14.17 *. E<am91e4 !3 Rea(/ !3 Unr#/ A( 14.18 ,. Di4(rimina i!n Ba4e* !n A$e a. Di4(rimina i!n A$ain4 Fami1ie4 Wi / C/i1*ren 14.19 6. Seni!r Ci iDen H!#4in$ 14.20 %. Di4(rimina i!n Un*er Fe*era1 Fair H!#4in$ A( 4 14.21 0. Di4(rimina i!n Un*er Ca1i3!rnia Fair Em91!'men an* H!#4in$ A( 14.22 C. Fami1' Da' Care H!me 14.22A .. Immi$ra i!n S a #4 14.22B I. D!me4 i( Vi!1en(e 14.22C G. Other Violations of Housing Statutes and Ordinances 1. Cer i3i(a e !3 O((#9an(' Vi!1a i!n4 14.23 ,. Lan*1!r*4 D# ' ! Re9air; GRe9air an* De*#( H S a # e4 )CC @@1A01K 1A0,.C+ 14.24 %. Vi!1a i!n !3 Tenan a6i1i ' S a # e4 )CC @1A0,.0+ 14.24A a. In*i(a i!n4 T/a Premi4e4 Are Un enan a61e 14.25

V. VI. VII.

H. I. J. K.

L. M. N. O. P. Q. VII. VIII. I?. ?. ?I.

6. C!n*i i!n4 Re6# a61' Pre4#me* ! Brea(/ Ha6i a6i1i ' Re"#iremen 4 14.26 (. I3 Tenan Ca#4e4 C!n*i i!n !3 Premi4e4 14.27 *. Tenan 4 Reme*ie4 14.28 e. Wai>er !3 Tenan 4 Ri$/ 4 14.29 0. S a # !r' Vi!1a i!n4 Un*er Ren C!n r!1 14.30 Fraud 14.31 Adhesion Contract 14.32 Waiver and Estoppel 14.33 Express Promise to Repair 14.34 1. De9en*en !r In*e9en*en C!>enan 4 14.35 ,. Ora1 Pr!mi4e Ma*e Be3!re Wri en Lea4e 14.36 a. C!n4i*era i!n 14.37 6. S a # e !3 Fra#*4 14.38 (. Par!1 E>i*en(e R#1e a4 A991ie* ! Lea4e4 14.39 *. De9en*en(' !3 C!>enan 4 14.40 %. Tenan 4 Ar$#men 4 3!r A*mi44i!n !3 Ora1 Pr!mi4e Ma*e Be3!re !r a Time !3 E<e(# i!n !3 Wri en A$reemen 14.41 0. Ora1 Pr!mi4e Ma*e Be3!re En r' In ! Ora1 Lea4e 14.42 C. Pr!mi4e Ma*e S#64e"#en ! Lea4e 14.43 .. W/en Tenan Ma8e4 Pr!mi4e ! Re9air 14.43A Implied Covenant of Good Faith 14.44 Actual Partial Eviction 14.45 Notice Served More Than One Year After Rent Due 14.46 Breach of Covenant of Quiet Enjoyment 14.47 Offsets 14.48 When Tenant Has Vacated Premises 14.49

VERIFICATION 14.50 FILIN7 ANSWER AFTER RULIN7 ON DEMURRER 14.51 E?TENSION OF TIME TO PLEAD 14.52 AMENDIN7 ANSWER 14.53 CROSS&COMPLAINTS 14.54 A. When Tenant Has Vacated Premises 14.55 B. When Landlord Fails to Challenge Cross-Complaint 14.56 C. Procedure 14.57 D. Form: AnswerUnlawful Detainer (Judicial Council Form UD-105) [Deleted] 14.58
Ba(8 ! T!9

1+
Affir2ative Defenses9:2plied 3arrant' of %a&ita&ilit'
I. INTRODUCTION A. Adoption of Implied Warranty of Habitability: Hinson v Delis; Green v Superior Court 15.1 B. Definition of Implied Warranty of Habitability 15.2 C. Supreme Court Rationale in Adopting Implied Warranty Doctrine 15.3 D. Landlord May Be Held in Breach Even if Another Is Responsible for Defect 15.4 E. Time Within Which Landlord Must Correct Defects 15.5 USES OF IMPLIED WARRANTY OF HABITABILITY DOCTRINE 15.6 A. When Warranty Used in Suit for Affirmative Damages and Other Relief 15.7 B. Procedure When Using Warranty as Defense in Unlawful Detainer Action 15.8 C. Effect of Tenant Prevailing at Trial on Warranty Defense 15.9 ESTABLISHIN7 BREACH OF WARRANTY A. Facilities Covered 15.10 1. 7!>ernmen &O5ne* H!#4in$ 15.11 ,. P!r i!n4 !3 Premi4e4 C!>ere* 6' Warran ' !3 Ha6i a6i1i ' 15.12 B. Housing and Building Code Violations

II.

III.

S!#r(e4 !3 H!#4in$ an* B#i1*in$ C!*e S an*ar*4 15.13 E<am91e4 !3 H!#4in$ an* B#i1*in$ C!*e Vi!1a i!n4 15.13A 2#r' In4 r#( i!n4 Re1a in$ ! C!*e Vi!1a i!n4 15.14 De3e( 4 A( i!na61e Un*er Im91ie* Warran ' !r Ne$1i$en(e B# N! C!>ere* 6' H!#4in$ an* B#i1*in$ C!*e4 15.15 C. Failure to Protect Tenants From Criminal Acts 15.16 1. De erminin$ W/e /er Lan*1!r* Ha4 a D# ' ! Pr! e( A$ain4 Crimina1 A( 4 15.17 ,. E<am91e4 !3 D# ' N! F!#n* !r D# ' He1* N! Brea(/e* 15.18 %. E<am91e4 !3 D# ' F!#n* !r Lan*1!r* He1* in Brea(/ 15.19 0. Brea(/ !3 D# ' Rai4e* 6' A11e$a i!n !3 Brea(/ !3 Im91ie* Warran ' 15.20 C. Le>e1 !3 Se(#ri ' a Time Tenan M!>e4 In ! Premi4e4 15.21 .. Pr!>in$ Ca#4a i!n 15.21A D. Seriousness of Defects 1. Re"#iremen T/a De3e( 4 Be Seri!#4 15.22 ,. E<am91e4 !3 De3e( 4 He1* Seri!#4 En!#$/ ! C!n4 i # e Brea(/ !3 Im91ie* Warran ' 15.23 %. E>i*en(e !3 Brea(/ 15.24 a. Pr!>in$ T/a E<i4 in$ C!n*i i!n4 Vi!1a e C!*e 15.25 6. Pre4#m9 i!n !3 Brea(/ !3 Ha6i a6i1i ' S an*ar*4 15.26 (. Vie5in$ /e Premi4e4 15.27 E. Special Problems 1. Premi4e4 Unin/a6i a61e a In(e9 i!n !3 Tenan(' 15.28 ,. Premi4e4 Be(!me Unin/a6i a61e A3 er Tenan I4 Ser>e* Wi / N! i(e !3 Termina i!n 15.29 %. Wai>er !3 Warran ' 15.30 0. De3e( Ca#4e* 6' Tenan 4 Wr!n$3#1 A( i!n 15.31 C. De3e( 4 Ca#4e* 6' A( 4 !3 Na #re 15.32 IV. V. VI. NOTICE OF DEFECT 15.33 REASONABLE TIME TO REPAIR NOT REEUIRED 15.34 PROTECTIVE ORDERS 15.35 A. When Protective Orders Are Appropriate 15.36 B. Advantages to Tenant of Voluntary Deposit Into Attorneys Trust Account 15.37 DAMA7ES FOR BREACH OF IMPLIED WARRANTY 15.38 A. Relief Based on Affirmative Defense of Breach of Implied Warranty 15.39 1. Peri!* D#rin$ W/i(/ Dama$e4 A((r#e 15.40 ,. Tenan M#4 Pa' GRea4!na61e Ren H E>en i3 Warran ' Brea(/e* 15.41 %. Vari!#4 A99r!a(/e4 ! Mea4#rin$ Dama$e4 15.42 a. GDi33eren(e&in&Va1#eH A99r!a(/ 15.43 6. GDi4(!m3!r &an*&Ann!'an(eH A99r!a(/ 15.44 (. GPer(en a$e&Re*#( i!n&!3&U4eH A99r!a(/ 15.45 0. Limi 4 !n Am!#n 6' W/i(/ Ren Ma' Be Re*#(e* 15.46 C. Am!#n !3 Ren Re*#( i!n in S#64i*iDe* H!#4in$ 15.46A .. N!mina1 Dama$e A5ar*4 15.47 B. Actions Brought Under CC 1942.4 15.48 C. Actions Based on Tort of Breach of Implied Warranty 15.49 D. Hybrid View of Warranty of HabitabilityContract and Tort 15.50 EFFECT OF RECENT PURCHASE OF PROPERTY BY LANDLORD 15.51 LACK OF CERTIFICATE OF OCCUPANCY 15.52
Ba(8 ! T!9

1. ,. %. 0.

VII.

VIII. I?.

1Affir2ative Defenses9"etaliator' Evictions

I. II. LE7AL FRAMEWORK 16.1 SEVERAL SOURCES OF LAW MAY APPLY SIMULTANEOUSLY 16.2 A. Civil Code 1942.5

1. Tenan 4 A( i!n4 !n Ha6i a6i1i ' )CC @1A0,.C)a++ a. Pr! e( e* Par ie4 an* A( 4 16.3 6. Limi a i!n4 !n Pr! e( i!n )1+ Tenan Cann! Be in De3a#1 in Pa'men !3 Ren 16.4 ),+ Tenan Ma' N! In>!8e CC @1A0,.C)a+ M!re T/an On(e a Year 16.5 )%+ Pr! e( i>e Peri!* Un*er CC @1A0,.C Limi e* ! 1L- Da'4 16.6 )0+ De3en4e Una>ai1a61e in E11i4 A( E>i( i!n4 16.6A ,. Tenan Uni!n A( i>i ' )CC @1A0,.C)(++ 16.7 %. E<er(i4e !3 GRi$/ 4 Un*er La5H )CC @1A0,.C)(++ 16.8 a. A**i i!na1 E<am91e4 !3 A( 4 Pr! e( e* 6' CC @1A0,.C)(+ 16.9 6. E<am91e4 !3 A( 4 Pr! e( e* Be3!re Ena( men !3 CC @1A0,.C 16.10 0. Tenan Cann! Wai>e Ri$/ 4 )CC @1A0,.C)*++ 16.11 C. N! i(e an* B#r*en !3 Pr!!3 )CC @1A0,.C)e++ 16.12 .. Pr!(e*#re 3!r Pr!>in$ Re a1ia i!n W/en Lan*1!r* In(1#*e4 7r!#n*4 in N! i(e )CC @1A0,.C)e++ 16.13 I. Reme*ie4 )CC @1A0,.C)3+K)$++; P#ni i>e Dama$e4 an* A !rne' Fee4 16.14 L. Reme*ie4 N! E<(1#4i>e )CC @1A0,.C)/++ 16.15 B. Public Policy; Retaliation for Refusal to Commit Crime Improper 16.16 C. Victims of Domestic Violence 16.16A D. Other Statutory Rights 1. Re a1ia i!n Ba4e* !n Tenan 4 A44er i!n !3 S a # !r' Ri$/ 4; Im91ie* Pr! e( i!n 16.17 ,. Re a1ia i!n Ba4e* !n Tenan 4 A44er i!n !3 S a # !r' Ri$/ 4; E<9re44 S a # !r' Pr! e( i!n 16.18 %. C!mm!n La5 16.19 0. L!(a1 Ren C!n r!1 Or*inan(e4 16.20 C. C!n4 i # i!n 16.21 III. IV. LIMITATIONS ON RETALIATORY EVICTION DEFENSE 16.21A PROOF OF RETALIATORY MOTIVE A. Sole or Dominant Motive 16.22 B. Treatment of Mixed Motives in Labor Law 16.23 C. Presumptions and Burden of Proof 16.24 D. Evidence 16.25 E. Analogies Drawn From Labor Law to Prove Retaliatory Motive 16.26 F. Form: Affirmative Defense on Ground of Retaliatory Eviction 16.27
Ba(8 ! T!9

1/
$pecial Considerations ,overnin) Evictions in "ent-Controlled Cities
M'ron Mos8ovit; $on'a <e8off Molho $teven A= MacDonald Denise Mc,ranahan $all'ann Mollo'
I. SCOPE OF LOCAL RENT CONTROL ORDINANCES A. Local Control Versus State Preemption 17.1 B. Statewide Vacancy Decontrol 1. E<i4 in$ H!#4in$ 17.1A a. P/a4e&In Peri!*4 17.1B 6. Lea4e Re4 ri( i!n4 !n S#61e in$ A11!5e* 17.1C (. E<(e9 i!n4 ! Preem9 i>e E33e( 17.1D ,. Ne5 C!n4 r#( i!n an* Sin$1e&Uni E<(1#4i!n4 17.1E a. P/a4e&In Peri!*4 3!r C!n*!mini#m4 an* Sin$1e&Fami1' H!me4 17.1F 6. E<(e9 i!n4 ! Preem9 i>e E33e( 17.1G

II. III. IV.

PRACTICE CONSIDERATIONS IN RENT CONTROL 2URISDICTIONS 17.2 CITIES SUB2ECT TO RENT CONTROL 17.3 EVICTIONS AND RENT CONTROL A. Overview 17.4 B. Just Cause for Eviction 17.5 1. Fai1#re ! Pa' Ren 17.6 ,. Fai1#re ! C#re Vi!1a i!n !3 Ren a1 A$reemen 17.7 %. C!n*#( C!n4 i # in$ a N#i4an(e 17.8 0. U4e !3 Premi4e4 3!r I11e$a1 P#r9!4e 17.9 C. Re3#4a1 ! Permi Lan*1!r* A((e44 ! Premi4e4 17.10 .. Re3#4a1 ! E<e(# e Ne5 Lea4e 17.11 I. S#61e in$ 17.12 L. Vi!1a i!n !3 Lea4e Re4 ri( in$ O((#9an(' 17.12A a. E<(e9 i!n= Re1a i>e !r D!me4 i( Par ner !3 Tenan 17.12B 6. E<(e9 i!n= S#r>i>in$ Re1a i>e !3 De(ea4e* Tenan 17.12C (. E<(e9 i!n= Lan*1!r* Kn!5in$1' A((e9 4 Ren Fr!m O((#9an 17.12D A. Re/a6i1i a i!n !3 Uni 17.13 1-. Dem!1i i!n !r C!n>er4i!n !3 Uni 4BE11i4 A( E>i( i!n4 17.14 a. C!n4 i # i!na1 C/a11en$e4; Preem9 i!n 17.14A 6. E33e( !3 O /er S a e La54 17.14B 11. O((#9an(' 6' O5ner !r O5ner4 Re1a i>e 17.15 a. Re9re4en in$ Tenan 4 in E>i( i!n4 3!r O5ner O((#9an(' 17.16 6. 7!!* Fai / in O5ner&O((#9an(' E>i( i!n4 17.17 1,. 7r!#n*4 N! S a e* in Or*inan(e= Termina i!n !3 Mana$er; F!re(1!4#re 17.18 1%. Fai1#re ! U4e Premi4e4 a4 Prin(i9a1 Re4i*en(e 17.18A C. Notice and Pleading Requirements 17.19 D. Burdens of Proof and Presumptions 17.20 E. Defenses to Evictions 17.21 F. Statute of Limitations 17.22 G. Damages for Unlawful Evictions 17.23 H. Attorney Fees 17.24 NE7OTIATIN7 AND DEFENDIN7 ELLIS ACT EVICTIONS A. Preliminary Considerations 1. S(!9e !3 E11i4 A( 17.25 ,. Re9re4en in$ Or$aniDe* Tenan 4 17.26 %. Fa( #a1 In>e4 i$a i!n a. Re>ie5 N! i(e4 an* S a #4 !3 A11 A33e( e* Uni 4 17.27 6. E<91ain E11i4 Pr!(e44 ! C1ien 17.28 (. A4(er ain C1ien 4 A$eF Hea1 /F an* E(!n!mi( S a #4 17.29 *. In>e4 i$a e Une<9ire* Lea4e4 17.30 B. Relocation Benefits 17.31 1. Bene3i 4 A>ai1a61e 3!r Di491a(e* Tenan 4 Re$ar*1e44 !3 In(!me 17.32 ,. Lan*1!r*4 Mi4re9re4en a i!n !3 A>ai1a6i1i ' !3 Bene3i 4 17.33 %. D!(#men a i!n Pr!>in$ E1i$i6i1i ' 17.34 0. O /er I44#e4 A33e( in$ Pa'men !3 Bene3i 4 a. Time1' Pa'men 17.35 6. Wai>er !3 Re1!(a i!n Fee4 17.36 (. One Fee 9er Uni 17.37 *. Ser>i(e4 in Lie# !3 Fee4 17.38 e. Fai1#re ! Pa' Fee4 17.39 C. Technical Defenses Based on Notice and Filing Requirements 17.40 D. Unexpired Leases 17.41 E. Tenants Options Regarding Unlawful Detainer Action Under Ellis Act 1. An45erin$ /e C!m91ain 17.42 ,. Re a1ia !r' E>i( i!n De3en4e Limi e* 17.43 %. Fai1#re ! Ta8e A11 Uni 4 O33 Mar8e 17.44 0. O /er P!44i61e De3en4e4 17.45 F. Discovering Violations After Eviction 1. U4e !3 E11i4 A( ! M!>e O# L!n$&Term Tenan 4 17.46 ,. U4e !3 P!4 &E11i4 Pr!9er ' 3!r H!me O5ner4/i9 17.47

V.

a. E33e( !3 S a e an* L!(a1 S#6*i>i4i!n La54 17.48 6. E33e( !3 S a e an* L!(a1 La54 Re$#1a in$ A9ar men C!n>er4i!n4 17.49
Ba(8 ! T!9

14
$pecial Considerations ,overnin) Evictions Fro2 Federall' Assisted %ousin)
Catherine M= <ishop .anc' Ann Palandati De&orah A= Collins
I. II. III. GFEDERALLY ASSISTED LOW&INCOME HOUSIN7H DEFINED 18.1 ASCERTAININ7 WHETHER TENANT LIVES IN FEDERALLY ASSISTED HOUSIN7 ANDF IF SOF WHAT KIND 18.2 TYPES OF FEDERAL HOUSIN7 PRO7RAMS 18.3 A. Public Housing 18.3A B. Section 8 18.3B C. HUD-Assisted and -Subsidized Housing 18.3C D. HUD-Assisted Units Threatened With Prepayment of Mortgage or Opt-Out of Section 8 Contract 18.3D E. Rural Housing Service (RHS) Subsidized Rental Housing 18.3E F. Low-Income Housing Tax Credit (LIHTC) 18.3F G. Other State and Local Programs 18.3G SUBSTANTIVE RI7HTS IN EVICTION ACTIONS A. Application of State Law 18.4 B. Evictions After Foreclosure 1. Preem9 i>e Mea4#re4 7!>ernin$ E>i( i!n4 18.4A ,. P!4 9!nin$ Sa1e !3 M#1 i3ami1' Re4i*en ia1 B#i1*in$4 18.4B C. Good Cause Requirement 18.5 1. P#61i( H!#4in$ 18.6 ,. Pr!Me( &Ba4e* Se( i!n L an* HUD&A44i4 e* an* &S#64i*iDe* H!#4in$ 18.7 %. Se( i!n L H!#4in$ C/!i(e V!#(/er Pr!$ram 18.8 0. R#ra1 H!#4in$ Ser>i(e )RHS+ Ren a1 H!#4in$ 18.9 C. S a e an* L!(a1 H!#4in$ Pr!$ram4 3!r L!5&In(!me Fami1ie4 18.10 .. O /er H!#4in$ Pr!$ram4 3!r L!5&In(!me Fami1ie4 18.11 D. Facts Constituting Good Cause 18.12 1. Fai1#re ! Pa' Ren 18.13 ,. Seri!#4 Tenan Wr!n$*!in$F In(1#*in$ Crimina1 A( i>i ' a. Vi!1a i!n !3 Lea4e !r S a e !r Fe*era1 La5 18.14 6. Dr#$ !r Crimina1 A( i>i ' )1+ S a # !r' A# /!riDa i!n an* S an*ar*4 3!r E>i( i!n 18.15 ),+ Fe*era1 S an*ar*4 U9/e1* in Rucker 18.16 )%+ W/en S a e La5 S an*ar*4 A991' 18.16A )0+ A3 erma / !3 Rucker; Unre4!1>e* I44#e4 18.17 )C+ Permi44i!n ! O6 ain Crimina1 Re(!r*4F Dr#$ Trea men In3!rma i!n 18.17A (. E<(e9 i!n= Vi( im4 !3 D!me4 i( Vi!1en(e Pr! e( e* 18.17B %. Vi!1a i!n !3 Pr!$ram Re$#1a i!n4 18.18 0. E<am91e4 !3 Im9r!9er 7r!#n*4 3!r E>i( in$ Tenan 18.19 E. Defending Evictions 1. Pr!Me( O5ner4 A6#4e !3 P!5er 18.20 ,. De3en4i>e S ra e$ie4 in PHA E>i( i!n4 18.20A %. Ban8r#9 (' Di4(/ar$e !3 De1in"#en Ren in P#61i( !r S#64i*iDe* H!#4in$ 18.20B EVICTION PROCEDURES= NOTICE AND ADMINISTRATIVE HEARIN7 OR MEETIN7 18.21 A. Notice Requirements 18.22 B. Pretermination Grievance Hearing or Meeting 18.23

IV.

V.

C. Notice and Hearing Required Before Forfeiture Under Federal Antidrug Statute 18.24 D. Relief From Forfeiture 18.25 VI. VII. DAMA7ES MAY BE AWARDED FOR WRON7FUL EVICTION FROM FEDERALLY ASSISTED HOUSIN7 18.26 EN2OININ7 EVICTIONS FROM FEDERALLY ASSISTED HOUSIN7 18.27
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15
$pecial Considerations ,overnin) Evictions in Co22ercial Tenancies
M'ron Mos8ovit; Clifford "= %orner
I. II. OVERVIEW OF UNLAWFUL DETAINER IN COMMERCIAL TENANCIES 19.1 THREE&DAY NOTICE TO PAY RENT OR EUIT A. Lease Provisions May Affect Eviction Procedures 19.2 B. Statutory Requirements 1. E4 ima e* Ren )CCP @11.1.1+ 19.3 ,. W/en Ren I4 N! E4 ima e* 19.4 %. Ser>i(e Re"#iremen 4 19.5 0. Lan*1!r*4 A((e9 an(e !3 Par ia1 Ten*er !3 Ren 19.6 THREE&DAY NOTICE FOR VIOLATION OF COVENANT OTHER THAN PAYMENT OF RENT 19.7 A. Covenants Restricting Assignments 1. C!mm!n La5 R#1e4 19.8 ,. S a # !r' La5 19.9 B. Covenants Regarding Tenant Improvements 19.9A C. Covenants Restricting Change in Use 19.10 TERMINATION NOTICES FOLLOWIN7 FORECLOSURE 19.10A TERMINATION UNDER E?PRESS LEASE PROVISIONS 19.10B DEFENDIN7 EVICTION BY ASSERTIN7 BREACH OF LEASE BY LANDLORD A. Covenant to Repair; Implied Warranty of Habitability 1. De9en*en Ver4#4 In*e9en*en C!>enan 4 19.11 ,. Ar$#men Fa>!rin$ A*!9 i!n !3 De9en*en C!>enan D!( rine in C!mmer(ia1 Lea4e4 19.12 a. MinimiDe Li i$a i!n 19.13 6. E1imina e Un3air B#r*en4 !n Tenan 19.14 (. Pr! e( Tenan 4 Ri$/ ! P#r4#e Li>e1i/!!* 19.15 *. N! Im9a( !n S#mmar' Na #re !3 Un1a53#1 De ainer 19.16 e. O# &!3&S a e De(i4i!n4 Fa>!r In er*e9en*en C!>enan 4 19.17 %. E33e( !3 T!<i( M!1* Le$i41a i!n 19.17A B. Covenant of Quiet Enjoyment 19.18 C. Other Contractual Defenses 19.18A D. Implied Warranty of Fitness 19.19 E. Implied Covenant of Good Faith 19.20 1. D# ' ! Main ain T/ir* Par ' Lea4e4 19.21 ,. S#61e44!r Re"#ire* ! E<er(i4e O9 i!n ! E< en* Ma4 er Lea4e 19.22 %. GN! C!m9e eH C!>enan A991ie* ! E<9an4i!n !3 S/!99in$ Cen er 19.23 0. 7!!* Fai / C!>enan A991ie* in Fa>!r !3 Lan*1!r* 19.24 NONCONTRACTUAL DEFENSES TO COMMERCIAL EVICTION ACTIONS A. Retaliatory Eviction 19.25 B. Good Cause to Terminate Petroleum Distributorship 19.26 C. Equitable Defenses 19.27

III.

IV. V. VI.

VII.

VIII.

LANDLORDS RI7HT OF ENTRY PENDIN7 EVICTION 19.28

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!6
Effect of $ale of Propert' on nlawful Detainer Proceedin)s
I. EFFECT OF SALE OF PROPERTY ON UNLAWFUL DETAINER 20.1 A. Sale Before Eviction Action Is Begun 20.2 B. Sale After Eviction Action Has Begun 20.3 EVICTIN7 AFTER SALE UNDER CCP @11.1a 20.4 A. Use of 30-Day Notice on Residential Owners Tenant or 60-Day or 90-Day Notice After Foreclosure 20.5 1. W/en .-&Da' N! i(e A991ie4 20.6 ,. A**i i!na1 Pre3!re(1!4#re N! i(e !3 Sa1e 20.7 %. P!4 9!nin$ Sa1e !3 M#1 i3ami1' Re4i*en ia1 B#i1*in$4 20.7A 0. W/en A-&Da' N! i(e A991ie4 20.8 B. Litigating Title in Unlawful Detainer Action 20.9 C. Effect of Local Eviction Control Ordinances 20.10 D. Effect of Section 8 Eviction Controls 20.11 E. Postforeclosure Bank Eviction Policies 20.12 F. Defending Postforeclosure Evictions: Priority of Title, Title Dispute, Improper Foreclosure, or Improper Notice Following Foreclosure 20.13 UTILITY CUTOFFS 20.14
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II.

III.

!1
Effect of Filin) <an8ruptc' on Proceedin)s in nlawful Detainer
I. EFFECT OF TENANT FILIN7 BANKRUPTCY A. Automatic Stay on Evictions 21.1 B. Exceptions to Stay for Residential Tenancies 1. A3 er En r' !3 2#*$men 3!r E>i( i!n 21.1A ,. W/en E>i( i!n Ba4e* !n En*an$ermen !3 Pr!9er ' !r I11e$a1 U4e !3 C!n r!11e* S#64 an(e 21.1B C. Significant Changes Under 2005 Act 21.1C LANDLORD MAY SEEK RELIEF FROM AUTOMATIC STAY 21.2 PENALTY FOR IMPROPER FILIN7 OF BANKRUPTCY 21.3 LEASE CLAUSES PURPORTIN7 TO TERMINATE LEASE ON FILIN7 OF BANKRUPTCY 21.4 TERMINATION OF UTILITIES AND OTHER SERVICES 21.5 ASSUMPTION OF LEASE BY TRUSTEE 21.6 SECURITY DEPOSITS 21.7 DISADVANTA7ES TO TENANT OF FILIN7 FOR BANKRUPTCY 21.8 FILIN7 PETITION IN BANKRUPTCY AS TACTIC IN UNLAWFUL DETAINER ACTION 21.9
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II. III. IV. V. VI. VII. VIII. I?.

!!
$u22ar' 7ud)2ent
I. II. III. IV. V. VI. VII. PURPOSE OF MOTION FOR SUMMARY 2UD7MENT 22.1 TIMIN7 OF MOTION 22.2 BURDEN OF PROOF 22.2A FACTUAL BASES FOR TENANTS MOTION FOR SUMMARY 2UD7MENT 22.3 MOVIN7 PARTYS SUPPORTIN7 PAPERS 22.4 OPPOSIN7 PARTYS COUNTERDECLARATIONS; ORDERS 22.5 SUMMARY AD2UDICATION OF ISSUES 22.6
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!#
Discover'
I. II. III. IV. V. VI. PURPOSES OF DISCOVERY 23.1 STATUTORY METHODS OF DISCOVERY 23.2 AVAILABILITY OF DISCOVERY IN UNLAWFUL DETAINER 23.3 DEFENSE STRATE7Y SHOULD INCLUDE PLAN FOR DISCOVERY 23.4 FORMAL AND INFORMAL DISCOVERY METHODS 23.5 FORMULATIN7 A DISCOVERY PLAN A. When to Make and Implement Plan 23.6 B. Coordinating Various Discovery Techniques 23.7 C. Timeline for Initiating Tenant Discovery Directed to Landlord 23.8 D. Actions to Take if Discovery Cannot Be Completed Before Trial Date 23.9 PURSUIN7 DISCOVERY BEFORE ACTION FILED 23.10 A. Methods of Discovery Available Before Action Is Filed 23.11 B. Procedure for Pursuing Discovery Before Action Is Filed 23.12 C. Usefulness of Pursuing Discovery Before Action Is Filed 23.13 DISCOVERY AFTER SUMMONS AND COMPLAINT ARE SERVED 23.14 A. Time Limits on Responding to Discovery Requests 23.15 B. Preventing Setting of Trial Date Before Discovery Is Complete 23.16 C. Petitioning for Writ of Mandate if Court Refuses to Extend Trial Date 23.17 METHODS OF DISCOVERY 23.18 A. Oral Depositions 23.19 1. U4e3#1ne44 !3 De9!4i i!n4 23.20 ,. E<9en4e !3 De9!4i i!n4 23.21 %. Pr!(e*#re 3!r Ora1 De9!4i i!n4 a. W/en De9!4i i!n Ma' Be Ta8en 23.22 6. Se in$ De9!4i i!n4 !3 Par ie4 23.23 (. Se in$ De9!4i i!n4 !3 N!n9ar ie4 23.24 *. Wi ne44 an* Mi1ea$e Fee4 23.25 e. Pr!(e*#re4 a De9!4i i!n 23.26 3. In49e( i!n !3 D!(#men 4 a De9!4i i!n 23.27 $. Re>ie5in$F C!rre( in$F an* A99r!>in$ De9!4i i!n 23.28 B. Written Interrogatories 23.29 1. U4e3#1ne44 !3 Wri en In err!$a !rie4 23.30 ,. Di4a*>an a$e4 !3 Wri en In err!$a !rie4 23.31 %. Limi !n N#m6er !3 In err!$a !rie4 T/a Ma' Be Pr!9!#n*e* 23.32 0. F!rm= De(1ara i!n 3!r A**i i!na1 Di4(!>er' 23.33

VII.

VIII.

I?.

C. Pr!(e*#re 3!r Pr!9!#n*in$ Wri en In err!$a !rie4 23.34 C. Pretrial Demand for Production of Documents or Inspection 23.35 1. U4e3#1ne44 !3 Deman* 3!r Pr!*#( i!n 23.36 ,. In r!*#( i!n In ! E>i*en(e !3 D!(#men 4 Pr!*#(e* 23.37 %. Ta( i(a1 C!n4i*era i!n4 in Re"#e4 in$ Pr!*#( i!n 23.38 0. Pr! e( i>e Or*er4 A$ain4 Re"#e4 3!r Pr!*#( i!n 23.39 D. Requests for Admissions 23.40 1. U4e3#1ne44 !3 Re"#e4 4 3!r A*mi44i!n4 23.41 ,. Pr!(e*#re 3!r Re"#e4 4 3!r A*mi44i!n4 23.42 %. F!rm= De(1ara i!n in S#99!r !3 Re"#e4 3!r A**i i!na1 A*mi44i!n4 23.43 0. E33e( !3 Fai1#re ! Re49!n* ! Re"#e4 3!r A*mi44i!n4 23.44 C. E33e( !3 Fai1#re ! A*mi Fa( La er F!#n* Tr#e 23.45 .. Re"#e4 4 3!r A*mi44i!n4 Ma' N! Be C!m6ine* Wi / O /er Di4(!>er' Re"#e4 4 23.46 I. E33e( !3 A*mi44i!n Ma*e in Re49!n4e ! Re"#e4 23.47 L. A*mi44i!n4 an* Re49!n4e4 Are N! Fi1e* B# Re aine* 6' Par ie4 23.48 ?. SANCTIONS FOR REFUSAL TO MAKE DISCOVERY 23.49 A. Categories of Sanctions That May Be Imposed 23.50 B. What Constitutes Misuse of Discovery Process 23.51 C. Specific Sanctions That Court May Impose 23.52
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!(
"i)hts of Occupants .ot .a2ed in Lease
I. II. OCCUPANTS WHO ARE NOT NAMED IN LEASE 24.1 PRE2UD7MENT CLAIM OF RI7HT TO POSSESSION 24.2 A. Service of Prejudgment Claim to Right to Possession Form 1. Ser>i(e 6' Mar4/a1F S/eri33F !r Pr!(e44 Ser>er 24.3 ,. Time !3 Ser>i(e 24.4 %. Ser>i(e !n O((#9an 4 O /er T/an Tenan !r S#6 enan 24.5 B. Effect of Proper Service by Landlord of Prejudgment Claim Form 24.6 C. Effect of Inadequate Service by Landlord of Prejudgment Claim Form 24.7 D. Judicial Council Form CP10.5: Prejudgment Claim of Right to Possession 24.8 POST2UD7MENT CLAIM OF RI7HT TO POSSESSION 24.9 A. Removal of Occupant by Sheriff or Marshal 24.10 B. Procedure by Occupant in Making Postjudgment Claim of Right to Possession 24.11 C. Judicial Council Form CP10: Claim of Right to Possession and Notice of Hearing 24.12 HEARIN7 ON CLAIM OF RI7HT TO POSSESSION 24.13 PROCEDURE AT HEARIN7 ON CLAIM OF RI7HT TO POSSESSION 24.14 PROCEEDIN7 WITH ENFORCEMENT OF WRIT OF POSSESSION 24.15
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III.

IV. V. VI.

!+
Trial
I. SETTIN7 CASE FOR TRIAL A. Request and Counter-Request to Set Trial 25.1 B. Setting Date for Trial 25.2 C. Effects of Local Practices 25.3 1. Tria1 6' Tem9!rar' 2#*$e 25.4 ,. Pr!(e*#re A3 er Tria1 Da e I4 Se 25.5 D. Resetting Trial Date 25.6

1. Pr!(e*#re I3 Par ie4 D! N! A$ree !n Ne5 Tria1 Da e 25.7 ,. De erminin$ W/e /er M!>in$ Par ' Ha4 S/!5n 7!!* Ca#4e 25.8 %. De erminin$ W/e /er T/ere I4 Rea4!na61e Pr!6a6i1i ' P1ain i33 Wi11 Pre>ai1 a Tria1 25.9 0. De erminin$ Dama$e4 Lan*1!r* Mi$/ S#33er 25.10 C. Re*#( i!n !3 Dama$e4 Ba4e* !n Dimin# i!n !3 Va1#e !r Se !33 25.11 .. Or*er ! De9!4i P! en ia1 Dama$e4 25.12 I. A*>an(in$ Tria1 Da e !n Tenan 4 Fai1#re ! Ma8e De9!4i 25.13 L. C!4 4 !3 E4(r!5 Re(!>era61e 6' Pre>ai1in$ Par ' 25.14 A. Di4 ri6# i!n !3 F#n*4 He1* in E4(r!5 A3 er Tria1 25.15 II. III. IV. IF TENANT VACATES PREMISES BEFORE TRIAL 25.16 PRETRIAL CONFERENCE 25.17 RI7HT TO 2URY TRIAL 25.18 A. Jury Instructions 25.19 B. Waiver of Jury Trial 1. Ba4e4 3!r Wai>er 25.20 ,. Re"#e4 in$ 2#r' Tria1 A3 er Wai>er 25.21 %. Tenan 4 Ri$/ ! 2#r' Tria1 !n E"#i a61e I44#e4 25.22 a. E<am91e4 !3 Le$a1 I44#e4 25.23 6. E<am91e4 !3 E"#i a61e De3en4e4 25.24 C. Jury Verdicts 1. 7enera1 an* S9e(ia1 Ver*i( 4 25.24A ,. 2#*$men Ba4e* !n 2#r' Ver*i( 25.24B DISEUALIFYIN7 2UD7E 25.25 A. Challenge for Cause (CCP 170.1) 25.26 1. C!n*i i!n4 T/a Ma' N! Be U4e* a4 7r!#n*4 ! Di4"#a1i3' 2#*$e 25.27 ,. Bia4 !r PreM#*i(e 25.28 %. Pr!(e*#re 3!r Di4"#a1i3i(a i!n 25.29 B. Peremptory Challenges (CCP 170.6) 1. 7r!#n*4 3!r C/a11en$e 25.30 ,. Pr!(e*#re 3!r Perem9 !r' C/a11en$e4 25.31 %. Time Limi 4 3!r M!>in$ ! C/a11en$e 25.32 0. E33e( !3 C/a11en$e 25.33 C. Tactical Considerations 25.34 SUBPOENAS A. Subpoenas for Witnesses 25.35 B. Subpoena Not Necessary to Require Attendance of Party or Agent 25.36 C. Service of Subpoena 25.37 D. Fees for Appearing in Court in Response to Subpoena 25.38 E. Subpoena Duces Tecum (Books and Papers) 25.39 1. Ser>i(e !3 S#69!ena D#(e4 Te(#m; A33i*a>i !3 7!!* Ca#4e Ne(e44ar' 25.40 ,. Fee4 3!r A99earin$ in C!#r in Re49!n4e ! S#69!ena D#(e4 Te(#m 25.41 %. S#69!ena D#(e4 Te(#m N! Ne(e44ar' 3!r Par ' 25.42 F. Penalties for Disobeying Subpoena 25.43 EVIDENCE PROBLEMS A. Prima Facie Case; Nonsuit 25.44 B. Proof of Tenants Possession 25.45 C. Proof of Service of Notice 25.46 D. Proof of Rent Due 25.47 E. Judicial Notice 25.48 F. Use of Books and Records 25.49 G. Laying Foundation for Admission of Business Record 25.50 H. Proof of Damages 25.51 I. Waiver of Rent During Trial 25.52 J. Proving Retaliatory Eviction 25.53 1. S ren$ / !3 Re a1ia !r' M! i>e 25.54 ,. E>i*en(e !3 G2#4 Ca#4eH ! E>i( 25.55 %. E>i*en(e !3 Re a1ia !r' M! i>e a. E>i*en(e In3erre* 6' C!n*#( 25.56

V.

VI.

VII.

6. In*ire( E>i*en(e 25.57 K. Fees for Appointment of Interpreter 25.58 VIII. I?. TRIAL BRIEFS 25.59 CONTINUANCES 25.60 A. Grounds for Continuance 25.61 1. Una>ai1a6i1i ' !3 C!#n4e1 25.62 ,. Una>ai1a6i1i ' !3 Par ' 25.63 %. Una>ai1a6i1i ' !3 Wi ne44 25.64 0. O /er S a # !r' 7r!#n*4 3!r 7ran in$ C!n in#an(e 25.65 C. Une<9e( e* Te4 im!n' 25.66 B. Procedure for Obtaining Continuance 25.67 1. 7!!* Ca#4e Re"#ire* 25.67A ,. S i9#1a i!n 3!r C!n in#an(e 25.67B %. C!n*i i!n4 3!r O6 ainin$ C!n in#an(e 25.67C 0. A99ea1a6i1i ' !3 Or*er Den'in$ C!n in#an(e 25.67D DEFAULTS AT TRIAL 25.67E CONFORMIN7 PLEADIN7S TO PROOF A. General Law for Ordinary Civil Actions 25.68 B. Special Law for Unlawful Detainer Complaints 1. Amen*men Ba4e* !n Tria1 E>i*en(e 25.68A ,. Amen*men 4 Be3!re Tria1 E<(1#*e* 25.68B %. Permi44i61e S(!9e !3 Amen*men 4 25.68C C. Amended Versus Supplemental Complaint 25.68D STATEMENT OF DECISION 25.69
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?. ?I.

?II.

!7ud)2ent
I. II. III. IV. 2UD7MENTS IN UNLAWFUL DETAINER ACTIONS 26.1 CONDITIONIN7 2UD7MENT FOR TENANT ON PAYMENT OF RENT 26.2 TENANT MUST BE IN POSSESSION 26.3 WHAT COURT CAN AWARD A. Judgment Can Grant Possession of Premises 26.4 B. Rent and Damages 26.5 1. De erminin$ W/e /er Am!#n D#e I4 Ren !r Dama$e4; Peri!* C!>ere* 26.6 ,. Ren 26.7 %. A99!r i!nmen !3 Ren 26.8 0. Dama$e4 a. Dama$e4 O((#rrin$ Be3!re H!1*!>er 26.9 6. Rea4!na61e Ren a1 Va1#e D#rin$ H!1*!>er 26.10 (. Dama$e4 A$ain4 S#6 enan 26.11 *. Dama$e4 A3 er 2#*$men 26.12 e. S a # !r' Dama$e4 3!r Ma1i(i!#4 H!1*!>er 26.13 C. Forfeiture 26.14 D. Notice May Specify Election to Declare Forfeiture 26.15 E. Interest May Be Awarded 26.16 F. Costs May Be Awarded 26.17 G. Attorney Fees Authorized by Lease or Statute 26.18 1. Re(i9r!(i ' !3 A !rne' Fee Pr!>i4i!n 26.19 ,. A5ar* !3 Fee4 Un*er In>a1i* Ren a1 A$reemen 26.20 %. Pre>ai1in$ Par ' 26.21 0. En i 1emen ! A !rne' Fee4 !n Ten*er an* De9!4i !3 Am!#n O5e* 26.22 C. Pre>ai1in$ Par ' W/en Tenan Rai4e4 Ha6i a6i1i ' a4 A33irma i>e De3en4e 26.23 .. SiDe !3 Fee A5ar*; L!(a1 Fee S(/e*#1e4 26.24

I. Fee4 A5ar*a61e A3 er Se 1emen O33er ReMe( e* 26.25 L. Fee4 A5ar*a61e Be'!n* C!#r 4 2#ri4*i( i!na1 Limi 26.26 A. Fee4 A5ar*a61e ! P#61i( In ere4 A !rne'4 26.27 1-. Fee4 A5ar*a61e 3!r A11 I44#e4 Ar$#e* 26.28 11. A !rne' Fee4 Pa'a61e ! Par 'BN! ! A !rne' 26.29 1,. A !rne' Fee4 A5ar*a61e a4 San( i!n4 Re$ar*1e44 !3 Lea4e Pr!>i4i!n 26.30 1%. E33e( !3 V!1#n ar' Di4mi44a1 26.31 10. Fee4 A5ar*a61e 3!r En3!r(emen !3 Ri$/ Im9!r an ! P#61i( In ere4 26.32 1C. Pr!(e*#re4 3!r Re"#e4 in$ Fee4 26.33 1.. Re1a e* S a # e4 Pr!>i*in$ 3!r A5ar* !3 A !rne' Fee4 26.34 H. Limitation on Award for Judgments in Municipal Court of Less Than $10,000 26.35 I. Witness Fees May Be Awarded 26.36 J. Costs of Execution of Judgment May Be Recovered 26.37 V. VI. VII. EFFECT OF 2UD7MENT ON CONSUMER CREDIT REPORTIN7 26.38 RES 2UDICATA AND COLLATERAL ESTOPPEL EFFECT OF 2UD7MENT 26.38A UNLAWFUL DETAINER 2UD7MENT FORMS A. Form: Order for Judgment for Defendant Conditioned on Payment of Rent After Trial (Warranty of Habitability) 26.39 B. Form: JudgmentUnlawful Detainer (Judicial Council Form UD-110) 26.40 C. Form: JudgmentUnlawful Detainer Attachment (Judicial Council Form UD-110S) 26.41 D. Form: Stipulation for Entry of Judgment (Unlawful Detainer) (Judicial Council Form UD-115) 26.42
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!/
Posttrial Motions
I. II. III. POSTTRIAL MOTIONS COVERED 27.1 FIVE&DAY STATUTORY STAY OF E?ECUTION )FOR APPLICATION FOR RESTORATION OF POSSESSION+ 27.2 DISCRETIONARY STAY OF E?ECUTION A. Pending Hearing on Posttrial Motions 27.3 B. Temporary Stay Based on Hardship 27.4 C. Form: Ex Parte Application for Stay of Execution 27.5 D. Form: Memorandum in Support of Ex Parte Application for Stay of Execution 27.6 MOTION FOR 2UD7MENT NOTWITHSTANDIN7 VERDICT 27.7 A. Grounds for Judgment Notwithstanding Verdict 27.8 B. Procedure for Making Notice of Motion 27.9 C. Time of Ruling on Motion 27.10 D. Form: Notice of Motion for Judgment Notwithstanding Verdict 27.11 E. Form: Order Granting or Denying Judgment Notwithstanding Verdict 27.12 MOTION FOR NEW TRIAL 27.13 A. Grounds for Motion for New Trial 27.14 B. Courts Power to Vacate or Modify Judgment 27.15 C. Notice of Motion for New Trial 27.16 D. Time for Making Motion for New Trial 27.17 E. Form: Notice of Motion for New Trial 27.18 F. Form: Declaration in Support of Notice of Motion for New Trial 27.19 G. Hearing on Motion 27.20 H. Courts Time to Rule on Motion 27.21 MOTION TO SET ASIDE AND VACATE 2UD7MENT 27.22 A. Notice of Motion 27.23 B. Time for Making Motion 27.24 C. Form: Notice of Motion to Vacate Judgment and Enter Different Judgment 27.25

IV.

V.

VI.

D. Form: Order Granting Motion to Vacate Judgment and Enter Different Judgment (CCP 663) 27.26 VI. APPLICATION FOR RELIEF FROM FORFEITURE 27.27 A. Grounds for Relief From Forfeiture 27.28 B. Rent Must Be Paid and Other Covenants Performed 27.29 C. Procedure for Seeking Relief From Forfeiture 27.30 D. Form: Application for Relief From Forfeiture 27.31 E. Effect of Grant or Denial of Relief 27.32
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!4
Enforce2ent of 7ud)2ent9"e2ovin) Tenant and Tenant>s <elon)in)s
I. REMOVIN7 TENANT 28.1 A. Contents of Writ 28.2 B. Sending Scare Notice to Tenant After Judgment Is Entered 28.3 C. Procedures for Serving and Enforcing Writ of Possession 28.4 D. Sheriff Must Evict if Tenant Does Not Vacate Within 5 Days 28.5 E. Effect of Failure by Sheriff to Act by Return Date of Writ 28.6 F. Judicial Council Form EJ-130: Writ of Possession of Real Property 28.7 SHERIFFS DEPARTMENT PRACTICES AND CHAR7ES 28.8 DISPOSITION OF TENANTS PERSONAL PROPERTY A. Personal Property Not Removed by Tenant 28.9 B. Recovery of Personal Property After Eviction 28.10 C. Treating Tenants Personal Property as Lost or Abandoned 28.11 D. Claim by Tenant for Personal Property (CC 1965) 28.12 E. Advantages and Disadvantages of Requesting Surrender 28.13 F. Form: Claim for Return of Personal Property Under CC 1965 28.14 DISPOSITION OF LOST PROPERTY 28.15 DISPOSITION OF PROPERTY ABANDONED BY TENANT 28.16 A. Landlord Must Store Abandoned Property in Safe Place 28.17 B. Notice Requirements for Disposal of Abandoned Property 28.18 C. Release of Property to Owner on Payment of Costs 28.19 D. Storage Costs 28.20 E. Sale of Unclaimed Property; Liability of Landlord 28.21 E?ECUTION ON TENANTS PERSONAL PROPERTY IN LANDLORDS POSSESSION 28.22 SETTIN7 ASIDE IMPROPER E?ECUTION SALE 28.23 SUPPLEMENTAL COST BILL 28.24 MOTION TO EUASH OR RECALL WRIT OF E?ECUTION 28.25 CLAIM OF E?EMPTION 28.26 A. Judicial Council Form EJ-160: Claim of Exemption 28.27 B. Hearing on Objections to Claim of Exemption 28.28 C. Judgment on Claim of Exemption 28.29 WA7E 7ARNISHMENTS 28.30
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II. III.

IV. V.

VI. VII. VIII. I?. ?.

?I.

!5
Appeals
I. APPEAL PROCEDURES 29.1 A. Limited Civil Cases: Timeline for Action After Entry of Judgment 29.2 B. Unlimited Civil Cases: Timeline for Action After Entry of Judgment 29.3 APPEALABLE 2UD7MENTS AND ORDERS 29.4 VACATIN7 PREMISES DOES NOT MOOT TENANTS APPEAL 29.5 FRIVOLOUS APPEALS 29.6 OBTAININ7 IMMEDIATE TEMPORARY STAY OF ENFORCEMENT OF 2UD7MENT 29.7 STAY PENDIN7 APPEAL 29.8 A. Evaluating Need for Stay Pending Appeal 29.9 B. Proper Judge 29.10 C. Grounds on Which Stay May Be Granted 29.11 UNDERTAKIN7 ON APPEAL 29.12 FORM= WAIVER OF SECURITY 29.13 FORM= NOTICE OF MOTION FOR STAY 29.14 REVIEW OF DENIAL OF STAY 29.15 CLEAR ABUSE OF DISCRETION MUST BE SHOWN 29.16 SCOPE OF TRIAL COURT 2URISDICTION PENDIN7 APPEAL 29.17 EVALUATIN7 WHETHER TO APPEAL 29.18 SUMMARY OF APPELLATE PROCEDURE A. Applicable Rules 29.19 B. Appeals From Limited Civil Cases 29.20 C. Appeals From Other Superior Court Actions 29.21 D. Standard of Review 29.22 E. Initiating Appeal 1. N! i(e !3 A99ea1 29.23 ,. F!rm= N! i(e !3 A99ea1 29.24 %. F!rm= N! i(e !3 A99ea1NCr!44&A99ea1 )Limi e* Ci>i1 Ca4e+ )2#*i(ia1 C!#n(i1 F!rm APP&1-,+ 29.25 0. F!rm= N! i(e De4i$na in$ Re(!r* !n A99ea1 )Limi e* Ci>i1 Ca4e+ )2#*i(ia1 C!#n(i1 F!rm APP&1-%+ 29.26 C. Fi1in$ Dea*1ine4 A991i(a61e ! A99ea14 Fr!m Limi e* Ci>i1 Ca4e4 29.27 .. Fi1in$ Dea*1ine4 A991i(a61e ! O /er S#9eri!r C!#r 2#*$men 4 29.28 I. Re(!r* !n A99ea1 29.29 a. E1e( r!ni( Re(!r*in$ !r A$ree* S a emen 29.30 6. F!rm= Pr!9!4e* S a emen !n A99ea1 )Limi e* Ci>i1 Ca4e+ )2#*i(ia1 C!#n(i1 F!rm APP&1-0+ 29.31 (. Re"#e4 in$ Re9!r er4 Tran4(ri9 29.32 F. Filing Briefs in Appellate Division of Superior Court 29.33 G. Filing Briefs in Court of Appeal 29.34 H. Purpose of Oral Argument 29.35 I. Decision on Appeal and Rehearing 29.36 J. Relief for Tenant After Reversal 29.37 K. Costs and Attorney Fees on Appeal 29.38 L. Abandonment of Appeal 29.39 M. Transfer to District Court of Appeal 1. Tran43er !3 A99ea1 !3 Limi e* Ci>i1 Ca4e Fr!m S#9eri!r C!#r ! C!#r !3 A99ea1 29.40 ,. W/en Tran43er I4 Denie* 6' Di4 ri( C!#r 29.41

II. III. IV. V. VI.

VII. VIII. I?. ?. ?I. ?II. ?III. ?IV.

Ba(8 ! T!9

#6
Civil 3rits
I. II. CIVIL WRITS IN 7ENERAL 30.1 NATURE AND SCOPE OF WRIT 30.2 A. Conditions Under Which Writ of Mandate Will Issue 30.3 B. Alternative and Peremptory Writs of Mandate 30.4 C. Factors in Deciding Whether to Seek Writ 30.5 OBTAININ7 A STAY OF E?ECUTION PENDIN7 APPEAL OR DECISION ON PETITION FOR WRIT OF MANDATE 30.6 PERSUADIN7 COURT THAT WRIT SHOULD BE 7RANTED 30.7 A. Inadequacy of Other Remedy Must Be Shown 30.8 B. No Direct Appeal 30.9 C. Common Situations in Which Relief by Writ Is Sought 30.10 D. Direct Appeal Possible 30.11 PROCEDURE IN OBTAININ7 WRIT A. Relief Must First Be Sought in Lower Court 30.12 B. Court in Which Writ Petition Must Be Filed 30.13 C. Applicable Statutes and Rules of Court 30.14 D. Names of Parties 30.15 E. Time Limitation 30.16 F. Procedures in Superior Court 30.17 G. Pleadings in Mandamus Proceeding 30.18 1. C!n en 4 !3 Pe i i!n 30.19 ,. C!mm!n Err!r4 in Pe i i!n4 3!r Wri 30.20 %. O99!4i i!n ! I44#an(e !3 Wri 30.21 H. Hearing 30.22 I. Issuance of Peremptory Writ 30.23 J. Mootness 30.24 K. Damages and Costs 30.25 REVIEW OF SUPERIOR COURT ACTION ON WRIT 30.26

III. IV.

V.

VI. VII.

APPEAL FROM DISTRICT COURT OF APPEAL DECISION TO SUPREME COURT 30.27

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#1
"eturn of $ecurit' Deposit and Disposition of Last Month>s "ent
I. II. III. IV. V. VI. VII. VIII. I?. ?. TENANTS RI7HTS IN SECURITY DEPOSIT AND LAST MONTHS RENT 31.1 PAYMENTS TO LANDLORD ON SI7NIN7 OF LEASE THAT ARE NOT CONSIDERED GSECURITYH 31.2 SECURITY GDIS7UISEDH AS ADVANCE RENT 31.3

EFFECT OF DESI7NATION OF DEPOSIT AS GLAST MONTHS RENTH RATHER THAN GSECURITY DEPOSITH 31.4 LIMITATIONS ON AMOUNT OF SECURITY THAT MAY BE REEUIRED 31.5

TENANTS CLAIM TO SECURITY HAS PRIORITY OVER THAT OF LANDLORDS CREDITORS 31.6 SECURITY MAY NOT BE NONREFUNDABLE PROVIN7 AMOUNT OF SECURITY DEPOSIT 31.7 31.8 31.9

LIMITS ON LANDLORDS USE OF SECURITY DEPOSIT

LANDLORDS DUTY TO RETURN DEPOSIT 31.10 A. Tenants Right to Request Inspection of Premises and Cure Deficiencies; Use of Deposit 31.10A B. Tenants Right to Refund of Security Deposit Balance and Accounting 31.10B LANDLORDS SALE OR OTHER TRANSFER OF PREMISES INTEREST ON SECURITY DEPOSIT 31.12 31.13 31.11

?I. ?II. ?III. ?IV.

DAMA7ES FOR LANDLORDS IMPROPER RETENTION OF DEPOSIT EFFECT ON UNLAWFUL DETAINER 31.14
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1
Overview of nlawful Detainer Law
I. II. III. IV. SCOPE OF THIS BOOK 1.1 LANDLORDS ALTERNATIVES TO UNLAWFUL DETAINER ACTION 1.2 ETHICS 1.3 SUMMARY OF UNLAWFUL DETAINER PROCESS 1.4 A. Description of Unlawful Detainer Action 1.5 B. Reduced Time Frame Governing Unlawful Detainer Procedure 1.6 C. Landlord Must Strictly Comply With Statutory Requirements 1.7 D. Notice Requirements 1.8 E. Bases for Terminating Tenancy; Applicable Notice 1.9 1. Termina i!n Re"#irin$ %&Da' N! i(e )L!n$er N! i(e Permi e*+ 1.10 ,. Termina i!n Re"#irin$ %-&Da' !r .-&Da' N! i(e 1.11 %. Termina i!n Re"#irin$ O /er N! i(e 1.12 0. Termina i!n Re"#irin$ N! N! i(e 1.13 F. Jurisdiction and Venue 1.14 G. Default Judgment 1.15 H. Bases for Defending Unlawful Detainer Actions 1.16 I. Trial 1. Tenan En i 1e* ! 2#r' Tria1 i3 An45er Pre4en 4 A*mi44i61e De3en4e4 1.17 ,. Ren an* Dama$e4 A5ar*a61e ! Lan*1!r* 1.18 J. Posttrial Motions 1.19 K. Execution by Sheriff 1.20

V. VI. VII. VIII.

SUMMARY OF POTENTIAL TENANT RESPONSES TO LANDLORDS ACTIONS 1.20A INVALIDITY OF LEASE PROVISION WAIVIN7 TENANTS RI7HTS 1.21 WRIT OF IMMEDIATE POSSESSION 1.22 UNAVAILABILITY OF UNLAWFUL DETAINER IF TENANT IS NO LON7ER IN POSSESSION OF PREMISES 1.23
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!
"elationship of nlawful Detainer to Other Actions
I. II. ISSUES NOT CO7NI:ABLE IN UNLAWFUL DETAINER ACTIONS 2.1 COORDINATION AND CONSOLIDATION OF UNLAWFUL DETAINER WITH OTHER ACTIONS 2.2 A. Coordination of Complex Actions 2.2A B. Transfer of Noncomplex Actions 2.2B C. Consolidation of Actions Pending in Same County 2.2C CONVERSION OF UNLAWFUL DETAINER ACTION TO ACTION FOR E2ECTMENT 2.3 SEVERIN7 POSSESSION ISSUE FROM RENT&DUE ISSUE 2.4 TENANTS SUIT FOR DECLARATORY OR IN2UNCTIVE RELIEF; STAY OF UNLAWFUL DETAINER ACTION A. Overview: Can Unlawful Detainer Actions Be Enjoined? 2.5 B. Obtaining Injunctive Relief 1. Le$a1 Ba4i4; 7r!#n*4 2.5A ,. T/e Newby E<(e9 i!n= A*e"#a e Reme*' a La5 2.5B %. O>er(!min$ Newby Limi a i!n4 2.5C 0. Pr!(e*#re; B!n* Re"#ire* 2.5D LANDLORDS SUIT FOR IN2UNCTIVE RELIEF 2.6 ACTIONS AFTER ENTRY OF 2UD7MENT 2.7 ARBITRATION PROVISION IN LEASE 2.8 ADMINISTRATIVE MANDAMUS 2.9 BANKRUPTCY 2.10
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III. IV. V.

VI. VII. VIII. I?. ?.

#
$elf-%elp &' Landlord
I. II. USE OF SELF&HELP BY LANDLORD 3.1 FORCIBLE ENTRY AND DETAINER 3.2 A. Examples of Forcible Entry and Detainer 3.3 B. Retaking Abandoned Premises Is Not Forcible Entry or Detainer 3.4 C. Recovering Punitive Damages for Forcible Entry or Detainer Requires Showing of Malice 3.5 SHUTTIN7 OFF UTILITIES OR OTHERWISE BARRIN7 TENANTS USE OF PROPERTY A. Civil Code 789.3 3.6 B. Remedies Under Public Utilities Code and CC 1942.2 3.6A

III.

IV. V. VI. VII. VIII. I?.

OTHER ACTIONS BY LANDLORD THAT MAKE PREMISES UNINHABITABLE 3.7 SELF&HELP EVICTIONS OF TENANTS IN RESIDENTIAL HOTELS 3.8 SELF&HELP EVICTIONS OF LOD7ERS 3.9 SELF&HELP EVICTIONS OF OCCUPANTS OF TRANSITIONAL HOUSIN7 3.10 SELF&HELP EVICTIONS OF HOTEL 7UESTS 3.11 ANTI&HARASSMENT STATUTE )CC @1A0-.,+ 3.12
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(
"epresentin) the Tenant* Office Procedures
I. II. III. OFFICE PROCEDURES 4.1 LAW OFFICE AUTOMATION 4.2 LE7AL REFERENCE MATERIALS 4.3 A. Necessary Legal Sources and Forms 4.4 B. Useful Additional Library Materials 4.5 INITIAL STEPS BEFORE DECIDIN7 WHETHER TO REPRESENT TENANT A. Initial (Telephone) Contact With Prospective Client 4.6 B. Form: Telephone Intake Form 4.7 C. Scheduling Meeting With Prospective Client 4.8 D. Conflict of Interest in Representing Tenant 1. Per3!rmin$ a C!n31i( 4 C/e(8 4.9 ,. C!mm!n C!n31i( Si #a i!n4 in Un1a53#1 De ainer A( i!n4 4.10 E. Initial Meeting With Prospective Client 4.11 F. Use of Client Interview Questionnaire 4.12 G. Form: Client Interview Questionnaire 4.13 H. Conduct of Initial Meeting 4.14 I. Investigate Tenants Relationship With Former Counsel and Any Litigation History 4.15 J. Contact Landlords Attorney for Preliminary Look at Opposing View of Case 4.16 K. Initial Assessment of Case 4.17 L. Scope of Initial Assessment 4.18 M. Allaying Tenants Fears 4.19 REPRESENTATION OF TENANT A. Decision to Represent Tenant 4.20 1. I3 A !rne' Wi11 N! Re9re4en !r A44i4 Tenan 4.21 ,. W/en M!re Time Nee*e* 3!r De(i4i!n !n Re9re4en a i!n 4.22 %. F!rm= S#64 i # i!n !3 A !rne'BCi>i1 )Wi /!# C!#r Or*er+ )2#*i(ia1 C!#n(i1 F!rm MC&-C-; Man*a !r'+ 4.23 0. I3 A !rne' an* Tenan A$ree T/a A !rne' Wi11 Re9re4en !r A44i4 Tenan 4.24 C. Di4(1!4#re Re$ar*in$ Pr!3e44i!na1 Lia6i1i ' In4#ran(e 4.24A B. Representation Agreements and Ground Rules 4.25 1. De1e$a in$ Ta484 ! C1ien 4.26 ,. C!n en 4 !3 Re9re4en a i!n A$reemen 4.27 %. F!rm= Re9re4en a i!n A$reemen BPri>a e Pra( i i!ner 4.28 0. F!rm= C1ien Re ainer A$reemen BLe$a1 Ser>i(e4 Or$aniDa i!n 4.29 C. Limited Scope Representation (Unbundling) 1. A991i(a61e La5 4.29A ,. C/e(81i4 = Tenan Fee A$reemen 4.29B D. Deposit of Rent Due Into Client Trust Account 4.30 E. Form: Requirement for Deposit of Rent Into Attorney-Client Trust Account 4.31 PROCEDURE AFTER REPRESENTATION IS UNDERTAKEN A. Ascertain Goal of Representation 4.32 1. A4(er ain W/e /er Tenan Wan 4 ! C!n in#e Li>in$ in Ren a1 Uni

IV.

V.

VI.

4.33

B. C. D. E.

F.

,. 7!a1 !3 Re9re4en a i!n I4 N! Ne(e44ari1' S#((e443#1 De3en4e !3 Un1a53#1 De ainer A( i!n 4.34 Counsel Should Investigate Facts of Case 4.35 Determining Defense Strategy 4.36 Making Choices on Strategy and Tactics 4.37 Example of Strategic and Tactical Choices in Procedure When Defective 3-Day Notice Was Served 4.38 1. S ra e$' an* Ta( i(4= Fi1in$ M! i!n ! E#a4/ Ser>i(e !3 S#mm!n4 !r Dem#rrer 4.39 ,. S ra e$' an* Ta( i(4= Fi1in$ an An45er 4.40 %. S ra e$' an* Ta( i(4= Fi1in$ M! i!n 3!r S#mmar' 2#*$men 4.41 Counsel Should Simultaneously File Pleadings, Conduct Discovery, and Negotiate 4.42
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+
,rounds for Eviction
I. II. III. IV. V. VI. 7ROUNDS FOR EVICTION 7ENERALLY 5.1 7ROUNDS FOR EVICTION BASED ON TENANTS DEFAULT; %&DAY NOTICE REEUIRED 5.2 REASONS FOR TERMINATION NOT BASED ON TENANTS DEFAULT; NOTICE REEUIRED 5.3 REASONS FOR TERMINATION NOT BASED ON TENANTS DEFAULT; NOTICE NOT REEUIRED 5.4 TERMINATIN7 MOBILEHOME PARK TENANCIES 5.5 EVICTION BROU7HT BY CITY PROSECUTOR OR CITY ATTORNEY 5.6
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Three-Da' .otice
I. PURPOSE AND EFFECT OF %&DAY NOTICE 6.1 A. Purpose of 3-Day Notice 6.2 B. If 3-Day Notice Is Defective 6.3 IMMEDIATE TENANT RESPONSE TO SERVICE OF %&DAY NOTICE )BEFORE COMPLAINT HAS BEEN FILED+ 6.4 STRICT COMPLIANCE WITH STATUTE IS REEUIRED 6.5 NOTICE REEUIRED EVEN IF LEASE PROVIDES THAT IT IS NOT NECESSARY 6.6 COMPUTATION OF NOTICE PERIOD 6.7 NOTICE IS VALID EVEN THOU7H IT CONTAINS MORE THAN ONE REASON FOR EVICTION 6.8 NOTICE MAY BE WITHDRAWN 6.9 FORM OF NOTICE 6.10 A. Notice Must Be in Writing 6.11 B. Description of Premises in Notice 6.12 C. Signature on Notice 6.13 D. Demand for Possession Must Be Unequivocal 6.14 E. Statement of Three Days in Notice Itself May Not Be Required 6.15 F. Notice May Declare Election of Forfeiture 6.16

II. III. IV. V. VI. VII. VIII.

G. Demand for Rent and Charges 1. N! i(e ! E#i M#4 In(1#*e Deman* 3!r Ren a4 A1 erna i>e 6.17 ,. N! i(e M#4 S9e(i3' N! M!re T/an Ren A( #a11' D#e 6.18 a. Pre(i4e Am!#n !3 Ren Nee* N! Be S9e(i3ie* i3 Ca1(#1a i!n !3 Ren De9en*4 !n Tenan 4 A((!#n in$ 6.19 6. S a emen !3 Ren D#eF an* A**i i!na1 C1aim4 in N! i(e 6.20 (. E33e( !3 Fe*era1 Fair De6 C!11e( i!n Pra( i(e4 A( 6.20A %. N! i(e See84 Le44 T/an A( #a1 Am!#n O5e* 6.21 0. One&Year Limi a i!n !n Am!#n !3 Ren T/a Can Be Deman*e* 6.22 C. In(1#4i!n !3 La e C/ar$e4 in N! i(e 6.23 .. Va1i*i ' !3 La e C/ar$e4 Lan*1!r* C1aim4 Are D#e a. A4 Li"#i*a e* Dama$e4 6.24 6. A4 Vi!1a i!n !3 U4#r' La5 6.24A I?. SERVICE OF NOTICE A. When Notice May Be Served 6.25 1. GH!1i*a'4H De3ine* 6.26 ,. W/en Tenan Ma' Per3!rm Un*er N! i(e 6.27 B. Method of Service 6.28 C. Statutory Requirements for Service of 3-Day Notice 6.29 WHEN %&DAY NOTICE IS BASED ON FAILURE TO PAY RENT 6.30 TENDER OF RENT A. Method of Tender of Rent 6.31 B. Proof That Tender Was Made 6.32 C. Depositing Money in Landlords Bank Account 6.33 D. Effect of Tender of Rent on Obligation to Pay Rent 6.34 E. Time of Tender of Rent 1. Ten*er !3 Ren Be3!re Ser>i(e !3 N! i(e 6.35 ,. Ten*er !3 Ren A3 er N! i(e I4 Ser>e* an* Be3!re N! i(e Peri!* E<9ire4 6.36 %. Ten*er !3 Ren A3 er N! i(e Peri!* Ha4 E<9ire* 6.37 WHEN %&DAY NOTICE IS BASED ON DEFAULT UNDER LEASE OTHER THAN FAILURE TO PAY RENT A. Violation of Covenant in Lease Generally; Statutory Basis for 3-Day Notice 6.38 1. E<9re44 an* Im91ie* C!>enan 4 6.39 ,. Tri>ia1 !r Te(/ni(a1 Brea(/ N! S#33i(ien 6.40 %. Wai>er an* E4 !99e1 6.41 0. Re9ea e* A((e9 an(e !3 La e Ren 6.42 C. E33e( !3 Tenan 4 Per3!rman(e 6.43 .. W/e /er N! i(e M#4 Be 7i>en in A1 erna i>e 6.44 I. S a in$ /e Brea(/ 6.45 B. Violation of Covenant Against Subletting, Assignment, or Waste; Maintaining Nuisance; or Using Premises for Unlawful Purpose 6.46 1. S#61e in$F A44i$nmen F an* Wa4 e 6.47 ,. N#i4an(e 6.48 %. Un1a53#1 P#r9!4e 6.49 SALE UNDER E?ECUTIONF MORT7A7EF OR TRUST DEED 6.50 COMMON FLAWS IN %&DAY NOTICE OR ITS SERVICE THAT RENDER NOTICE INEFFECTIVE 6.51 EFFECT OF SERVICE OF MORE THAN ONE NOTICE 6.52
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?. ?I.

?II.

?III. ?IV. ?V.

/
Thirt'-Da'0$i1t'-Da' .otices and Ter2ination 3ithout .otice
I. TERMINATIN7 PERIODIC TENANCIES A. Using 30-Day Notice 7.1 B. Using 60-Day Notice 7.1A

II. III.

IMMEDIATE TENANT RESPONSE TO SERVICE OF NOTICE 7.2 TENANT REMAINS IN POSSESSION AFTER TERMINATION A. Holdover Tenant Defined 7.3 B. Tenant Serves Landlord With Notice of Termination and Remains in Possession After Termination Period 7.4 C. Term Has Expired but Tenant Holds Over 7.5 D. Termination of Employment of Resident Employee 7.6 E. Death of Tenant 7.7 F. Expiration of Fixed-Term Lease 7.8 G. Effect of Landlords Acceptance of Rent After Expiration of Fixed Term 7.9 H. Effect of Clause Providing for Automatic Extension or Renewal 7.9A I. Lodger Who Holds Over in Owner-Occupied Dwelling 7.10 J. Expiration of Periodic (Generally Month-to-Month) Lease 7.11 LEN7TH OF PERIOD OF NOTICE A. Shortened Notice Periods by Agreement 7.12 B. Date on Which Mailed Notice Is Effective 7.13 C. Notice Period Must Expire Before Complaint Can Be Filed 7.14 WITHDRAWAL OF NOTICE; ACCEPTANCE OF RENT PAYMENTS 7.15 FORM OF NOTICE A. Notice Must Be in Writing 7.16 B. Description of Premises and Signature 7.17 C. Notice Cannot Be in the Alternative 7.18 D. Statement of 30 or 60 Days 7.19 E. Cover Sheet; Evictions After Foreclosure 7.19A APPORTIONMENT OF RENT 7.20 METHOD OF SERVICE 7.21 TENANCY AT WILL 7.22 EFFECT OF SERVICE OF %-&DAY OR .-&DAY NOTICE IN CON2UNCTION WITH SERVICE OF %&DAY NOTICE 7.23 COMMON FLAWS IN NOTICE OR ITS SERVICEF RENDERIN7 NOTICE INEFFECTIVE 7.24
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IV.

V. VI.

VII. VIII. I?. ?. ?I.

4
$ervice of .otices on Tenant
I. II. EVALUATIN7 SERVICE OF NOTICE 8.1 METHODS OF SERVICE OF NOTICE 8.2 A. Personal Service 8.3 B. Substituted Service (CCP 1162(a)(2)) 8.4 C. Service by Posting, Delivery, and Mail (CCP 1162(a)(3)) 8.5 1. Ser>i(e 6' P!4 in$ A1!ne I4 In4#33i(ien 8.6 ,. Ser>i(e 6' Mai1 A1!ne I4 In4#33i(ien 8.7 D. Extension of Tenants Time to Act When Notice Is Mailed 8.8 1. N! i(e E33e( i>e !n Re(ei9 8.8A ,. N! i(e E33e( i>e !n Mai1in$ 8.8B %. E33e( i>e Da e !3 N! i(e E< en*e* 6' CCP @1-1% 8.8C 0. Ra i!na1e Fa>!rin$ E< en4i!n !3 Re49!n4e Peri!* Un*er CCP @1-1% W/en N! i(e I4 Mai1e* 8.9 IMPROPER SERVICE A. Effect of Defective Service of Notice 8.10 B. Actual Receipt of Improperly Served Notice 8.11

III.

IV.

EFFECT OF SERVICE ON PERSONS OTHER THAN TENANT 8.12 A. Occupants Who Are Neither Tenants nor Subtenants 8.13 B. Cotenants 8.14 C. Subtenants 8.15 E?AMPLES OF COMMON MISTAKES IN SERVICE 8.16 PROOF OF SERVICE OF NOTICE 8.17
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V. VI.

5
.e)otiatin) $trate)ies
I. IMPORTANCE OF NE7OTIATION AND EARLY SETTLEMENT 9.1 A. Definitions of Terms: Negotiation, Target Point, Resistance Level, and Bottom Line 9.2 B. Determining Tenants Goals and Expectations 9.3 C. Determining the Bargaining Range 9.4 D. Possible Bargaining Outcomes 9.5 E. Evaluating Case 9.6 KEY FACTORS TOWARD SETTLEMENT IN TENANTS FAVOR A. Merits of Tenants Case 9.7 B. Whether Tenant Is Willing to Relinquish Possession 9.8 C. Whether Tenant Is Impervious to Judgment for Damages 9.9 D. Whether Rental Agreement Contains Attorney Fee Clause 9.10 DEVELOPIN7 A BAR7AININ7 STRATE7Y 9.11 A. Look for Means to Strengthen Tenants Case and Weaken Landlords 9.12 B. Tenants Attorney Must Be Ready to Move Quickly to Take Advantage of Settlement Opportunities 9.13 C. Tenants Attorney Should Be Aware of Landlords Goals and Fears 9.14 D. Determining How Much to Demand in Initial Settlement Offer 9.15 ADVANTA7ES AND DISADVANTA7ES OF FACIN7 OPPOSIN7 COUNSEL KNOWN TO TENANTS COUNSEL 9.16 USIN7 BAR7AININ7 TACTICS 9.17 COMMUNICATIN7 WARNIN7S TO OPPOSIN7 PARTY 9.18 WHEN LANDLORDS COUNSEL APPEARS TO BE DRAWIN7 OUT ACTION TO 7ENERATE FEES 9.19 DRAFTIN7 SETTLEMENT A7REEMENT 9.20 EVALUATIN7 SUCCESS OF SETTLEMENT A7REEMENT 9.21
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II.

III.

IV. V. VI. VII. VIII. I?.

16
Proceedin) in For2a Pauperis
I. II. III. IV. V. AUTHORITY FOR OBTAININ7 WAIVER OF COURT FEES AND COSTS 10.1 RI7HT TO PROCEED IN FORMA PAUPERIS 10.2 SUBSTANTIVE SHOWIN7 OF INDI7ENCE 10.3 CLASSES OF CLAIMANTS AND CATE7ORIES FOR WHICH FEES AND COSTS MAY BE WAIVED 10.4 FEES AND COSTS IN TRIAL COURT A. Types of Fees and Costs Waived by Initial Application 10.5

B. Waiver of Other Fees and Costs 10.6 C. Applying to Proceed in Forma Pauperis 1. Pr!(e*#re 3!r Re"#e4 3!r Wai>er !3 C!#r Fee4 an* C!4 4 10.7 ,. 7ran !3 Wai>er !3 C!#r Fee4 an* C!4 4 Wi /!# Hearin$ 10.7A %. Hearin$ !n A991i(an 4 En i 1emen ! Wai>er !3 C!#r Fee4 an* C!4 4 10.7B 0. C!#r I44#e4 an* Ser>e4 Or*er !n Re"#e4 ! Wai>e C!#r Fee4 10.7C C. E33e( !3 Denia1 !3 Wai>er !n P1ea*in$4 A1rea*' Fi1e* 6' A991i(an 10.7D .. Pr!(e*#re 3!r S#64e"#en De ermina i!n4 !3 Fee Wai>er E1i$i6i1i ' 10.8 D. Right to Waiver or Reimbursement of Discovery Costs 10.9 E. Right to Appointment of Attorney 10.10 VI. FEES AND COSTS ON APPEAL A. Proceeding in Forma Pauperis 10.11 1. Fi1in$ Fee4 10.11A ,. Fee4 3!r Tran4(ri9 10.11B %. Fee4 3!r In er9re er 10.11C 0. A99ea1 B!n* Fee4 10.11D B. Review of Denial of Request 10.12
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11
$ervice of $u22ons and Co2plaint* Motion to Quash $ervice of $u22ons
I. II. III. IV. V. VI. SERVICE OF SUMMONS AND COMPLAINT 11.1 IMMEDIATE ACTIONS THAT CAN BE TAKEN ON TENANTS BEHALF AFTER SERVICE OF SUMMONS 11.2 ATTEMPTS TO AVOID SERVICE OF SUMMONS 11.3 FORM OF SUMMONS 11.4 FORM= SUMMONSBUNLAWFUL DETAINERBEVICTION )2UDICIAL COUNCIL FORM SUM&1%-+ 11.5 SERVICE OF PROCESS 11.6 A. Methods of Service 11.7 B. Strict Construction of Service Statutes 11.8 C. Effect of Defective Service 11.9 D. New Summons Need Not Be Served With Service of Amended Complaint 11.10 E. Return of Service 11.11 F. Personal Service 11.12 G. Substituted Service 11.13 1. S#64 i # e* Ser>i(e !n In*i>i*#a1 De3en*an 11.14 ,. S#64 i # e* Ser>i(e !n B#4ine44 En i ' 11.15 %. S/!5in$ Rea4!na61e Di1i$en(e 11.16 0. Re(i a1 !n Re #rn !3 Ser>i(e 11.17 H. Service by Mail With Acknowledgment of Receipt 11.18 I. Service by Posting and Mailing 11.19 J. Order Allowing Service by Posting 11.20 K. Completion Date of Service by Posting 11.21 L. Service by Publication 11.22 SPECIAL APPEARANCE REEUIRED ON MOTION TO EUASH A. What Constitutes a General Appearance 11.23 B. Making a Special Appearance 11.24 7ROUNDS FOR MOTION TO EUASH 11.25 A. Error in Filled-Out Summons 11.26 B. Failure to Properly Serve All Required Papers 11.27 C. Motion to Quash When Cause of Action Is Not Properly Unlawful Detainer 11.28 D. Complaint Contains Another Cause of Action in Addition to Unlawful Detainer 11.29 E. Complaint Prays for Damages Not Allowed in Unlawful Detainer 11.30

VII.

VIII.

F. Defendant Erroneously Designated 1. P1ea*in$ Re"#iremen 4; GD!eH De3en*an 4 11.31 ,. En erin$ 2#*$men A$ain4 GD!eH De3en*an 11.32 I?. ?. CONSTITUTIONAL CHALLEN7E TO FIVE&DAYS&TO&ANSWER REEUIREMENT 11.33 MOTION TO EUASHBPROCEDURE A. Time to File Motion; Effect of Motion on Time to File Answer 11.34 B. Form of Notice 11.35 C. Hearing on Motion to Quash; Burden of Proof 11.36 D. Filing Fees 11.37 FORM= MOTION TO EUASH SERVICE OF SUMMONS; POINTS AND AUTHORITIES; DECLARATION OF TENANT 11.38 FORM= ORDER 7RANTIN7 MOTION TO EUASH SERVICE OF SUMMONS 11.39 EFFECT OF 7RANTIN7 MOTION TO EUASH 11.40 EFFECT OF DENIAL OF MOTION TO EUASH 11.41 APPLICATION FOR WRIT OF MANDATE IF MOTION DENIED 11.42 POSSIBLE EFFECT OF CCP @11.I.0 ON WHETHER TIME FOR FILIN7 RESPONSIVE PLEADIN7S IS TOLLED BY PETITION FOR WRIT 11.43 CHART= TIMELINE FOR TENANT ACTIONS IF SUMMONS OR SERVICE OF SUMMONS WAS DEFECTIVE 11.44
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?I. ?II. ?III. ?IV. ?V. ?VI. ?VII.

1!
Default 7ud)2ents
I. II. III. IV. V. VI. VII. VIII. PROCEDURE FOR OBTAININ7 2UD7MENT BY DEFAULT 12.1 CHECKLIST= OBTAININ7 RELIEF FROM ENTRY OF DEFAULT 12.2 SERVICE OF APPLICATION FOR ENTRY OF DEFAULT; LANDLORDS OBLI7ATION TO INFORM TENANT 12.3 EFFECT OF ENTRY OF DEFAULT; LATE FILIN7 OF RESPONSE 12.4 ENTRY OF DEFAULT; WRIT OF IMMEDIATE POSSESSION 12.5 PROVE&UP HEARIN7 FOR RELIEF OTHER THAN RESTITUTION 12.6 PROCEDURE FOR ENTERIN7 DEFAULT IF SERVICE WAS BY PUBLICATION 12.7 SETTIN7 ASIDE DEFAULT AND DEFAULT 2UD7MENT 12.8 A. Stipulation to Set Aside Default and Default Judgment 12.9 B. Form: Stipulation to Set Aside Default and Default Judgment; Order 12.10 C. Procedures for Applying to Set Aside Default 12.11 D. Grounds for Setting Aside Default and Default Judgment 12.12 1. Mi4 a8eF Ina*>er en(eF S#r9ri4eF !r E<(#4a61e Ne$1e( )CCP @0I%+ a. Re1ie3 Ma' Be 7ran e* 3!r C1ien !r A !rne' Err!r 12.13 6. Re1ie3 M#4 Be 7ran e* 3!r A !rne' Err!r 12.14 (. Time Limi a i!n4 !n Brin$in$ M! i!n Un*er CCP @0I% 12.15 *. S/!5in$ in S#99!r !3 M! i!n; De(1ara i!n 12.16 e. E<(#4e4 3!r De3a#1 ; E<am91e4 12.17 )1+ Mi4 a8e !3 Fa( 12.18 ),+ A !rne'4 Mi4 a8e !3 La5 12.19 )%+ E<(#4a61e Ne$1e( 12.20 )0+ Fra#* 12.21 ,. C1eri(a1 Mi4 a8e4; Va(a in$ V!i* 2#*$men 4 )CCP @0I%F J0+ 12.22 a. 2#*$men V!i* !n I 4 Fa(e 12.23 6. 2#*$men V!i* in Fa( F B# N! V!i* !n I 4 Fa(e 12.24

%. W/en Ser>i(e !3 S#mm!n4 D!e4 N! Re4#1 in A( #a1 N! i(e ! Par ' )CCP @0I%.C+ 12.25 0. M! i!n !r Se9ara e A( i!n in E"#i ' A>ai1a61e ! Va(a e 2#*$men !n 7r!#n* !3 Fra#* !r Mi4 a8e 12.26 C. Err!ne!#41' En ere* De3a#1 !r De3a#1 2#*$men 12.27 .. E<am91e4 !3 Err!ne!#41' En ere* De3a#1 4 an* De3a#1 2#*$men 4 12.28 I?. ?. WHEN WRIT OF E?ECUTION HAS BEEN ISSUED 12.29 FORMS= MOTION TO SET ASIDE DEFAULT AND DEFAULT 2UD7MENT A. Form: Notice of Motion to Set Aside Default and Default Judgment; Supporting Memorandum 12.30 B. Form: Declaration Supporting Motion to Set Aside Default and Default Judgment 12.30A ORDER SETTIN7 ASIDE DEFAULT AND DEFAULT 2UD7MENT 12.31 FORM= ORDER SETTIN7 ASIDE DEFAULT AND DEFAULT 2UD7MENT 12.32 EFFECT OF ORDER SETTIN7 ASIDE DEFAULT AND DEFAULT 2UD7MENT 12.33
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?I. ?II. ?III.

1#
De2urrin) and Movin) to $tri8e
I. II. ATTACKIN7 LE7AL SUFFICIENCY OF COMPLAINT 13.1 THE DEMURRER 13.2 A. Grounds for General Demurrer 13.3 B. Grounds for Special Demurrer 13.4 C. Sustaining Demurrer With or Without Leave to Amend 13.5 D. Demurrer Permitted on Grounds of No Jurisdiction Over Subject Matter 13.6 E. Effect of Another Pending Unlawful Detainer Action 13.7 F. Parties 1. Im9r!9er De3en*an 13.8 ,. Im9r!9er P1ain i33 13.9 G. Venue and Trial Court Location 13.10 H. Description of Premises With Reasonable Certainty 13.11 I. Existence of Landlord-Tenant Relationship 13.12 J. Notice of Termination 1. A11e$in$ Ser>i(e !3 N! i(e 13.13 ,. A11e$in$ Pr!9er N! i(e 13.13A %. A11e$in$ C!n en 4 !3 N! i(e 13.14 a. De3a#1 in Ren 13.15 6. Brea(/ !3 C!>enan O /er T/an N!n9a'men !3 Ren 13.16 (. S#61e in$F Wa4 eF N#i4an(eF !r U4e 3!r Un1a53#1 P#r9!4e 13.17 *. E<9ira i!n !3 Term )1+ Fi<e* Term 13.18 ),+ Peri!*i( Tenan(' 13.19 K. Tenant Continues in Possession 13.20 L. Fraud, Force, or Violence 13.21 M. Compliance With Implied Warranty of Habitability 13.22 N. Statute of Limitations 13.23 O. Checklist: Demurrable Defects in Complaint 13.23A P. Form: Demurrer to Complaint 13.24 MOTION TO STRIKE 13.25 A. Irrelevant, False, or Improper Allegations 13.26 B. Defects Not Subject to Demurrer 13.27 C. Improper Request for Damages 13.28 D. Necessary Allegations for Finding Statutory Damages 13.29 E. Rental Value of Premises After Suit Brought 13.30 F. Attorney Fee Provision in Lease 13.31

III.

G. Verification 13.32 H. Failure to State 1161a in Caption 13.32A I. Sample Form: Motion to Strike 13.33 IV. PROCEDURE FOR DEMURRER AND MOTION TO STRIKE A. Answer May Be Filed With Demurrer 13.34 B. Timing of Hearing on Demurrer and Motion to Strike 13.35 C. Supporting Memorandum 13.36 D. Effect of Overruling of Demurrer 13.37 E. Frivolous Demurrers 13.38 F. Motion to Strike 13.39 FILIN7 FEES 13.40 E?TENSION OF TIME TO PLEAD 13.41 MOTION FOR 2UD7MENT ON PLEADIN7S 13.42 SPECIAL )ANTI&SLAPP+ MOTION TO STRIKE 13.43
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V. VI. VII. VIII.

1(
Answerin) and Alle)in) Affir2ative Defenses
I. II. III. IV. RI7HT TO ANSWER 14.1 USE OF 2UDICIAL COUNCIL FORMS 14.2 TIME TO ANSWER 14.3 7OOD CAUSE TO E?TEND TIME TO ANSWER A. Length of Extension 14.4 B. Steps Tenant Should Take to Get Extension of Time to File Answer 14.5 DENIALS 14.6 BASES FOR DENIALS 14.7 AFFIRMATIVE DEFENSES 14.8 A. Priority of Title After Foreclosure Sale 14.9 B. Implied Warranty of Habitability and Retaliatory Eviction 14.10 C. Equitable Defenses 14.11 D. Laches 14.12 E. Other Affirmative Defenses 14.13 F. Illegal Discrimination 14.13A 1. Vi!1a i!n !3 Unr#/ Ci>i1 Ri$/ 4 A( a4 De3en4e 14.14 a. A991i(a i!n !3 Unr#/ A( ! Lan*1!r*4 14.15 6. Pr!/i6i i!n !3 Ar6i rar' Di4(rimina i!n Un*er Unr#/ A( 14.16 (. Minim#m In(!me P!1i(' 14.17 *. E<am91e4 !3 Rea(/ !3 Unr#/ A( 14.18 ,. Di4(rimina i!n Ba4e* !n A$e a. Di4(rimina i!n A$ain4 Fami1ie4 Wi / C/i1*ren 14.19 6. Seni!r Ci iDen H!#4in$ 14.20 %. Di4(rimina i!n Un*er Fe*era1 Fair H!#4in$ A( 4 14.21 0. Di4(rimina i!n Un*er Ca1i3!rnia Fair Em91!'men an* H!#4in$ A( 14.22 C. Fami1' Da' Care H!me 14.22A .. Immi$ra i!n S a #4 14.22B I. D!me4 i( Vi!1en(e 14.22C G. Other Violations of Housing Statutes and Ordinances 1. Cer i3i(a e !3 O((#9an(' Vi!1a i!n4 14.23 ,. Lan*1!r*4 D# ' ! Re9air; GRe9air an* De*#( H S a # e4 )CC @@1A01K 1A0,.C+ 14.24 %. Vi!1a i!n !3 Tenan a6i1i ' S a # e4 )CC @1A0,.0+ 14.24A a. In*i(a i!n4 T/a Premi4e4 Are Un enan a61e 14.25

V. VI. VII.

H. I. J. K.

L. M. N. O. P. Q. VII. VIII. I?. ?. ?I.

6. C!n*i i!n4 Re6# a61' Pre4#me* ! Brea(/ Ha6i a6i1i ' Re"#iremen 4 14.26 (. I3 Tenan Ca#4e4 C!n*i i!n !3 Premi4e4 14.27 *. Tenan 4 Reme*ie4 14.28 e. Wai>er !3 Tenan 4 Ri$/ 4 14.29 0. S a # !r' Vi!1a i!n4 Un*er Ren C!n r!1 14.30 Fraud 14.31 Adhesion Contract 14.32 Waiver and Estoppel 14.33 Express Promise to Repair 14.34 1. De9en*en !r In*e9en*en C!>enan 4 14.35 ,. Ora1 Pr!mi4e Ma*e Be3!re Wri en Lea4e 14.36 a. C!n4i*era i!n 14.37 6. S a # e !3 Fra#*4 14.38 (. Par!1 E>i*en(e R#1e a4 A991ie* ! Lea4e4 14.39 *. De9en*en(' !3 C!>enan 4 14.40 %. Tenan 4 Ar$#men 4 3!r A*mi44i!n !3 Ora1 Pr!mi4e Ma*e Be3!re !r a Time !3 E<e(# i!n !3 Wri en A$reemen 14.41 0. Ora1 Pr!mi4e Ma*e Be3!re En r' In ! Ora1 Lea4e 14.42 C. Pr!mi4e Ma*e S#64e"#en ! Lea4e 14.43 .. W/en Tenan Ma8e4 Pr!mi4e ! Re9air 14.43A Implied Covenant of Good Faith 14.44 Actual Partial Eviction 14.45 Notice Served More Than One Year After Rent Due 14.46 Breach of Covenant of Quiet Enjoyment 14.47 Offsets 14.48 When Tenant Has Vacated Premises 14.49

VERIFICATION 14.50 FILIN7 ANSWER AFTER RULIN7 ON DEMURRER 14.51 E?TENSION OF TIME TO PLEAD 14.52 AMENDIN7 ANSWER 14.53 CROSS&COMPLAINTS 14.54 A. When Tenant Has Vacated Premises 14.55 B. When Landlord Fails to Challenge Cross-Complaint 14.56 C. Procedure 14.57 D. Form: AnswerUnlawful Detainer (Judicial Council Form UD-105) [Deleted] 14.58
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1+
Affir2ative Defenses9:2plied 3arrant' of %a&ita&ilit'
I. INTRODUCTION A. Adoption of Implied Warranty of Habitability: Hinson v Delis; Green v Superior Court 15.1 B. Definition of Implied Warranty of Habitability 15.2 C. Supreme Court Rationale in Adopting Implied Warranty Doctrine 15.3 D. Landlord May Be Held in Breach Even if Another Is Responsible for Defect 15.4 E. Time Within Which Landlord Must Correct Defects 15.5 USES OF IMPLIED WARRANTY OF HABITABILITY DOCTRINE 15.6 A. When Warranty Used in Suit for Affirmative Damages and Other Relief 15.7 B. Procedure When Using Warranty as Defense in Unlawful Detainer Action 15.8 C. Effect of Tenant Prevailing at Trial on Warranty Defense 15.9 ESTABLISHIN7 BREACH OF WARRANTY A. Facilities Covered 15.10 1. 7!>ernmen &O5ne* H!#4in$ 15.11 ,. P!r i!n4 !3 Premi4e4 C!>ere* 6' Warran ' !3 Ha6i a6i1i ' 15.12 B. Housing and Building Code Violations

II.

III.

S!#r(e4 !3 H!#4in$ an* B#i1*in$ C!*e S an*ar*4 15.13 E<am91e4 !3 H!#4in$ an* B#i1*in$ C!*e Vi!1a i!n4 15.13A 2#r' In4 r#( i!n4 Re1a in$ ! C!*e Vi!1a i!n4 15.14 De3e( 4 A( i!na61e Un*er Im91ie* Warran ' !r Ne$1i$en(e B# N! C!>ere* 6' H!#4in$ an* B#i1*in$ C!*e4 15.15 C. Failure to Protect Tenants From Criminal Acts 15.16 1. De erminin$ W/e /er Lan*1!r* Ha4 a D# ' ! Pr! e( A$ain4 Crimina1 A( 4 15.17 ,. E<am91e4 !3 D# ' N! F!#n* !r D# ' He1* N! Brea(/e* 15.18 %. E<am91e4 !3 D# ' F!#n* !r Lan*1!r* He1* in Brea(/ 15.19 0. Brea(/ !3 D# ' Rai4e* 6' A11e$a i!n !3 Brea(/ !3 Im91ie* Warran ' 15.20 C. Le>e1 !3 Se(#ri ' a Time Tenan M!>e4 In ! Premi4e4 15.21 .. Pr!>in$ Ca#4a i!n 15.21A D. Seriousness of Defects 1. Re"#iremen T/a De3e( 4 Be Seri!#4 15.22 ,. E<am91e4 !3 De3e( 4 He1* Seri!#4 En!#$/ ! C!n4 i # e Brea(/ !3 Im91ie* Warran ' 15.23 %. E>i*en(e !3 Brea(/ 15.24 a. Pr!>in$ T/a E<i4 in$ C!n*i i!n4 Vi!1a e C!*e 15.25 6. Pre4#m9 i!n !3 Brea(/ !3 Ha6i a6i1i ' S an*ar*4 15.26 (. Vie5in$ /e Premi4e4 15.27 E. Special Problems 1. Premi4e4 Unin/a6i a61e a In(e9 i!n !3 Tenan(' 15.28 ,. Premi4e4 Be(!me Unin/a6i a61e A3 er Tenan I4 Ser>e* Wi / N! i(e !3 Termina i!n 15.29 %. Wai>er !3 Warran ' 15.30 0. De3e( Ca#4e* 6' Tenan 4 Wr!n$3#1 A( i!n 15.31 C. De3e( 4 Ca#4e* 6' A( 4 !3 Na #re 15.32 IV. V. VI. NOTICE OF DEFECT 15.33 REASONABLE TIME TO REPAIR NOT REEUIRED 15.34 PROTECTIVE ORDERS 15.35 A. When Protective Orders Are Appropriate 15.36 B. Advantages to Tenant of Voluntary Deposit Into Attorneys Trust Account 15.37 DAMA7ES FOR BREACH OF IMPLIED WARRANTY 15.38 A. Relief Based on Affirmative Defense of Breach of Implied Warranty 15.39 1. Peri!* D#rin$ W/i(/ Dama$e4 A((r#e 15.40 ,. Tenan M#4 Pa' GRea4!na61e Ren H E>en i3 Warran ' Brea(/e* 15.41 %. Vari!#4 A99r!a(/e4 ! Mea4#rin$ Dama$e4 15.42 a. GDi33eren(e&in&Va1#eH A99r!a(/ 15.43 6. GDi4(!m3!r &an*&Ann!'an(eH A99r!a(/ 15.44 (. GPer(en a$e&Re*#( i!n&!3&U4eH A99r!a(/ 15.45 0. Limi 4 !n Am!#n 6' W/i(/ Ren Ma' Be Re*#(e* 15.46 C. Am!#n !3 Ren Re*#( i!n in S#64i*iDe* H!#4in$ 15.46A .. N!mina1 Dama$e A5ar*4 15.47 B. Actions Brought Under CC 1942.4 15.48 C. Actions Based on Tort of Breach of Implied Warranty 15.49 D. Hybrid View of Warranty of HabitabilityContract and Tort 15.50 EFFECT OF RECENT PURCHASE OF PROPERTY BY LANDLORD 15.51 LACK OF CERTIFICATE OF OCCUPANCY 15.52
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1. ,. %. 0.

VII.

VIII. I?.

1Affir2ative Defenses9"etaliator' Evictions

I. II. LE7AL FRAMEWORK 16.1 SEVERAL SOURCES OF LAW MAY APPLY SIMULTANEOUSLY 16.2 A. Civil Code 1942.5

1. Tenan 4 A( i!n4 !n Ha6i a6i1i ' )CC @1A0,.C)a++ a. Pr! e( e* Par ie4 an* A( 4 16.3 6. Limi a i!n4 !n Pr! e( i!n )1+ Tenan Cann! Be in De3a#1 in Pa'men !3 Ren 16.4 ),+ Tenan Ma' N! In>!8e CC @1A0,.C)a+ M!re T/an On(e a Year 16.5 )%+ Pr! e( i>e Peri!* Un*er CC @1A0,.C Limi e* ! 1L- Da'4 16.6 )0+ De3en4e Una>ai1a61e in E11i4 A( E>i( i!n4 16.6A ,. Tenan Uni!n A( i>i ' )CC @1A0,.C)(++ 16.7 %. E<er(i4e !3 GRi$/ 4 Un*er La5H )CC @1A0,.C)(++ 16.8 a. A**i i!na1 E<am91e4 !3 A( 4 Pr! e( e* 6' CC @1A0,.C)(+ 16.9 6. E<am91e4 !3 A( 4 Pr! e( e* Be3!re Ena( men !3 CC @1A0,.C 16.10 0. Tenan Cann! Wai>e Ri$/ 4 )CC @1A0,.C)*++ 16.11 C. N! i(e an* B#r*en !3 Pr!!3 )CC @1A0,.C)e++ 16.12 .. Pr!(e*#re 3!r Pr!>in$ Re a1ia i!n W/en Lan*1!r* In(1#*e4 7r!#n*4 in N! i(e )CC @1A0,.C)e++ 16.13 I. Reme*ie4 )CC @1A0,.C)3+K)$++; P#ni i>e Dama$e4 an* A !rne' Fee4 16.14 L. Reme*ie4 N! E<(1#4i>e )CC @1A0,.C)/++ 16.15 B. Public Policy; Retaliation for Refusal to Commit Crime Improper 16.16 C. Victims of Domestic Violence 16.16A D. Other Statutory Rights 1. Re a1ia i!n Ba4e* !n Tenan 4 A44er i!n !3 S a # !r' Ri$/ 4; Im91ie* Pr! e( i!n 16.17 ,. Re a1ia i!n Ba4e* !n Tenan 4 A44er i!n !3 S a # !r' Ri$/ 4; E<9re44 S a # !r' Pr! e( i!n 16.18 %. C!mm!n La5 16.19 0. L!(a1 Ren C!n r!1 Or*inan(e4 16.20 C. C!n4 i # i!n 16.21 III. IV. LIMITATIONS ON RETALIATORY EVICTION DEFENSE 16.21A PROOF OF RETALIATORY MOTIVE A. Sole or Dominant Motive 16.22 B. Treatment of Mixed Motives in Labor Law 16.23 C. Presumptions and Burden of Proof 16.24 D. Evidence 16.25 E. Analogies Drawn From Labor Law to Prove Retaliatory Motive 16.26 F. Form: Affirmative Defense on Ground of Retaliatory Eviction 16.27
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1/
$pecial Considerations ,overnin) Evictions in "ent-Controlled Cities
M'ron Mos8ovit; $on'a <e8off Molho $teven A= MacDonald Denise Mc,ranahan $all'ann Mollo'
I. SCOPE OF LOCAL RENT CONTROL ORDINANCES A. Local Control Versus State Preemption 17.1 B. Statewide Vacancy Decontrol 1. E<i4 in$ H!#4in$ 17.1A a. P/a4e&In Peri!*4 17.1B 6. Lea4e Re4 ri( i!n4 !n S#61e in$ A11!5e* 17.1C (. E<(e9 i!n4 ! Preem9 i>e E33e( 17.1D ,. Ne5 C!n4 r#( i!n an* Sin$1e&Uni E<(1#4i!n4 17.1E a. P/a4e&In Peri!*4 3!r C!n*!mini#m4 an* Sin$1e&Fami1' H!me4 17.1F 6. E<(e9 i!n4 ! Preem9 i>e E33e( 17.1G

II. III. IV.

PRACTICE CONSIDERATIONS IN RENT CONTROL 2URISDICTIONS 17.2 CITIES SUB2ECT TO RENT CONTROL 17.3 EVICTIONS AND RENT CONTROL A. Overview 17.4 B. Just Cause for Eviction 17.5 1. Fai1#re ! Pa' Ren 17.6 ,. Fai1#re ! C#re Vi!1a i!n !3 Ren a1 A$reemen 17.7 %. C!n*#( C!n4 i # in$ a N#i4an(e 17.8 0. U4e !3 Premi4e4 3!r I11e$a1 P#r9!4e 17.9 C. Re3#4a1 ! Permi Lan*1!r* A((e44 ! Premi4e4 17.10 .. Re3#4a1 ! E<e(# e Ne5 Lea4e 17.11 I. S#61e in$ 17.12 L. Vi!1a i!n !3 Lea4e Re4 ri( in$ O((#9an(' 17.12A a. E<(e9 i!n= Re1a i>e !r D!me4 i( Par ner !3 Tenan 17.12B 6. E<(e9 i!n= S#r>i>in$ Re1a i>e !3 De(ea4e* Tenan 17.12C (. E<(e9 i!n= Lan*1!r* Kn!5in$1' A((e9 4 Ren Fr!m O((#9an 17.12D A. Re/a6i1i a i!n !3 Uni 17.13 1-. Dem!1i i!n !r C!n>er4i!n !3 Uni 4BE11i4 A( E>i( i!n4 17.14 a. C!n4 i # i!na1 C/a11en$e4; Preem9 i!n 17.14A 6. E33e( !3 O /er S a e La54 17.14B 11. O((#9an(' 6' O5ner !r O5ner4 Re1a i>e 17.15 a. Re9re4en in$ Tenan 4 in E>i( i!n4 3!r O5ner O((#9an(' 17.16 6. 7!!* Fai / in O5ner&O((#9an(' E>i( i!n4 17.17 1,. 7r!#n*4 N! S a e* in Or*inan(e= Termina i!n !3 Mana$er; F!re(1!4#re 17.18 1%. Fai1#re ! U4e Premi4e4 a4 Prin(i9a1 Re4i*en(e 17.18A C. Notice and Pleading Requirements 17.19 D. Burdens of Proof and Presumptions 17.20 E. Defenses to Evictions 17.21 F. Statute of Limitations 17.22 G. Damages for Unlawful Evictions 17.23 H. Attorney Fees 17.24 NE7OTIATIN7 AND DEFENDIN7 ELLIS ACT EVICTIONS A. Preliminary Considerations 1. S(!9e !3 E11i4 A( 17.25 ,. Re9re4en in$ Or$aniDe* Tenan 4 17.26 %. Fa( #a1 In>e4 i$a i!n a. Re>ie5 N! i(e4 an* S a #4 !3 A11 A33e( e* Uni 4 17.27 6. E<91ain E11i4 Pr!(e44 ! C1ien 17.28 (. A4(er ain C1ien 4 A$eF Hea1 /F an* E(!n!mi( S a #4 17.29 *. In>e4 i$a e Une<9ire* Lea4e4 17.30 B. Relocation Benefits 17.31 1. Bene3i 4 A>ai1a61e 3!r Di491a(e* Tenan 4 Re$ar*1e44 !3 In(!me 17.32 ,. Lan*1!r*4 Mi4re9re4en a i!n !3 A>ai1a6i1i ' !3 Bene3i 4 17.33 %. D!(#men a i!n Pr!>in$ E1i$i6i1i ' 17.34 0. O /er I44#e4 A33e( in$ Pa'men !3 Bene3i 4 a. Time1' Pa'men 17.35 6. Wai>er !3 Re1!(a i!n Fee4 17.36 (. One Fee 9er Uni 17.37 *. Ser>i(e4 in Lie# !3 Fee4 17.38 e. Fai1#re ! Pa' Fee4 17.39 C. Technical Defenses Based on Notice and Filing Requirements 17.40 D. Unexpired Leases 17.41 E. Tenants Options Regarding Unlawful Detainer Action Under Ellis Act 1. An45erin$ /e C!m91ain 17.42 ,. Re a1ia !r' E>i( i!n De3en4e Limi e* 17.43 %. Fai1#re ! Ta8e A11 Uni 4 O33 Mar8e 17.44 0. O /er P!44i61e De3en4e4 17.45 F. Discovering Violations After Eviction 1. U4e !3 E11i4 A( ! M!>e O# L!n$&Term Tenan 4 17.46 ,. U4e !3 P!4 &E11i4 Pr!9er ' 3!r H!me O5ner4/i9 17.47

V.

a. E33e( !3 S a e an* L!(a1 S#6*i>i4i!n La54 17.48 6. E33e( !3 S a e an* L!(a1 La54 Re$#1a in$ A9ar men C!n>er4i!n4 17.49
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14
$pecial Considerations ,overnin) Evictions Fro2 Federall' Assisted %ousin)
Catherine M= <ishop .anc' Ann Palandati De&orah A= Collins
I. II. III. GFEDERALLY ASSISTED LOW&INCOME HOUSIN7H DEFINED 18.1 ASCERTAININ7 WHETHER TENANT LIVES IN FEDERALLY ASSISTED HOUSIN7 ANDF IF SOF WHAT KIND 18.2 TYPES OF FEDERAL HOUSIN7 PRO7RAMS 18.3 A. Public Housing 18.3A B. Section 8 18.3B C. HUD-Assisted and -Subsidized Housing 18.3C D. HUD-Assisted Units Threatened With Prepayment of Mortgage or Opt-Out of Section 8 Contract 18.3D E. Rural Housing Service (RHS) Subsidized Rental Housing 18.3E F. Low-Income Housing Tax Credit (LIHTC) 18.3F G. Other State and Local Programs 18.3G SUBSTANTIVE RI7HTS IN EVICTION ACTIONS A. Application of State Law 18.4 B. Evictions After Foreclosure 1. Preem9 i>e Mea4#re4 7!>ernin$ E>i( i!n4 18.4A ,. P!4 9!nin$ Sa1e !3 M#1 i3ami1' Re4i*en ia1 B#i1*in$4 18.4B C. Good Cause Requirement 18.5 1. P#61i( H!#4in$ 18.6 ,. Pr!Me( &Ba4e* Se( i!n L an* HUD&A44i4 e* an* &S#64i*iDe* H!#4in$ 18.7 %. Se( i!n L H!#4in$ C/!i(e V!#(/er Pr!$ram 18.8 0. R#ra1 H!#4in$ Ser>i(e )RHS+ Ren a1 H!#4in$ 18.9 C. S a e an* L!(a1 H!#4in$ Pr!$ram4 3!r L!5&In(!me Fami1ie4 18.10 .. O /er H!#4in$ Pr!$ram4 3!r L!5&In(!me Fami1ie4 18.11 D. Facts Constituting Good Cause 18.12 1. Fai1#re ! Pa' Ren 18.13 ,. Seri!#4 Tenan Wr!n$*!in$F In(1#*in$ Crimina1 A( i>i ' a. Vi!1a i!n !3 Lea4e !r S a e !r Fe*era1 La5 18.14 6. Dr#$ !r Crimina1 A( i>i ' )1+ S a # !r' A# /!riDa i!n an* S an*ar*4 3!r E>i( i!n 18.15 ),+ Fe*era1 S an*ar*4 U9/e1* in Rucker 18.16 )%+ W/en S a e La5 S an*ar*4 A991' 18.16A )0+ A3 erma / !3 Rucker; Unre4!1>e* I44#e4 18.17 )C+ Permi44i!n ! O6 ain Crimina1 Re(!r*4F Dr#$ Trea men In3!rma i!n 18.17A (. E<(e9 i!n= Vi( im4 !3 D!me4 i( Vi!1en(e Pr! e( e* 18.17B %. Vi!1a i!n !3 Pr!$ram Re$#1a i!n4 18.18 0. E<am91e4 !3 Im9r!9er 7r!#n*4 3!r E>i( in$ Tenan 18.19 E. Defending Evictions 1. Pr!Me( O5ner4 A6#4e !3 P!5er 18.20 ,. De3en4i>e S ra e$ie4 in PHA E>i( i!n4 18.20A %. Ban8r#9 (' Di4(/ar$e !3 De1in"#en Ren in P#61i( !r S#64i*iDe* H!#4in$ 18.20B EVICTION PROCEDURES= NOTICE AND ADMINISTRATIVE HEARIN7 OR MEETIN7 18.21 A. Notice Requirements 18.22 B. Pretermination Grievance Hearing or Meeting 18.23

IV.

V.

C. Notice and Hearing Required Before Forfeiture Under Federal Antidrug Statute 18.24 D. Relief From Forfeiture 18.25 VI. VII. DAMA7ES MAY BE AWARDED FOR WRON7FUL EVICTION FROM FEDERALLY ASSISTED HOUSIN7 18.26 EN2OININ7 EVICTIONS FROM FEDERALLY ASSISTED HOUSIN7 18.27
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15
$pecial Considerations ,overnin) Evictions in Co22ercial Tenancies
M'ron Mos8ovit; Clifford "= %orner
I. II. OVERVIEW OF UNLAWFUL DETAINER IN COMMERCIAL TENANCIES 19.1 THREE&DAY NOTICE TO PAY RENT OR EUIT A. Lease Provisions May Affect Eviction Procedures 19.2 B. Statutory Requirements 1. E4 ima e* Ren )CCP @11.1.1+ 19.3 ,. W/en Ren I4 N! E4 ima e* 19.4 %. Ser>i(e Re"#iremen 4 19.5 0. Lan*1!r*4 A((e9 an(e !3 Par ia1 Ten*er !3 Ren 19.6 THREE&DAY NOTICE FOR VIOLATION OF COVENANT OTHER THAN PAYMENT OF RENT 19.7 A. Covenants Restricting Assignments 1. C!mm!n La5 R#1e4 19.8 ,. S a # !r' La5 19.9 B. Covenants Regarding Tenant Improvements 19.9A C. Covenants Restricting Change in Use 19.10 TERMINATION NOTICES FOLLOWIN7 FORECLOSURE 19.10A TERMINATION UNDER E?PRESS LEASE PROVISIONS 19.10B DEFENDIN7 EVICTION BY ASSERTIN7 BREACH OF LEASE BY LANDLORD A. Covenant to Repair; Implied Warranty of Habitability 1. De9en*en Ver4#4 In*e9en*en C!>enan 4 19.11 ,. Ar$#men Fa>!rin$ A*!9 i!n !3 De9en*en C!>enan D!( rine in C!mmer(ia1 Lea4e4 19.12 a. MinimiDe Li i$a i!n 19.13 6. E1imina e Un3air B#r*en4 !n Tenan 19.14 (. Pr! e( Tenan 4 Ri$/ ! P#r4#e Li>e1i/!!* 19.15 *. N! Im9a( !n S#mmar' Na #re !3 Un1a53#1 De ainer 19.16 e. O# &!3&S a e De(i4i!n4 Fa>!r In er*e9en*en C!>enan 4 19.17 %. E33e( !3 T!<i( M!1* Le$i41a i!n 19.17A B. Covenant of Quiet Enjoyment 19.18 C. Other Contractual Defenses 19.18A D. Implied Warranty of Fitness 19.19 E. Implied Covenant of Good Faith 19.20 1. D# ' ! Main ain T/ir* Par ' Lea4e4 19.21 ,. S#61e44!r Re"#ire* ! E<er(i4e O9 i!n ! E< en* Ma4 er Lea4e 19.22 %. GN! C!m9e eH C!>enan A991ie* ! E<9an4i!n !3 S/!99in$ Cen er 19.23 0. 7!!* Fai / C!>enan A991ie* in Fa>!r !3 Lan*1!r* 19.24 NONCONTRACTUAL DEFENSES TO COMMERCIAL EVICTION ACTIONS A. Retaliatory Eviction 19.25 B. Good Cause to Terminate Petroleum Distributorship 19.26 C. Equitable Defenses 19.27

III.

IV. V. VI.

VII.

VIII.

LANDLORDS RI7HT OF ENTRY PENDIN7 EVICTION 19.28

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!6
Effect of $ale of Propert' on nlawful Detainer Proceedin)s
I. EFFECT OF SALE OF PROPERTY ON UNLAWFUL DETAINER 20.1 A. Sale Before Eviction Action Is Begun 20.2 B. Sale After Eviction Action Has Begun 20.3 EVICTIN7 AFTER SALE UNDER CCP @11.1a 20.4 A. Use of 30-Day Notice on Residential Owners Tenant or 60-Day or 90-Day Notice After Foreclosure 20.5 1. W/en .-&Da' N! i(e A991ie4 20.6 ,. A**i i!na1 Pre3!re(1!4#re N! i(e !3 Sa1e 20.7 %. P!4 9!nin$ Sa1e !3 M#1 i3ami1' Re4i*en ia1 B#i1*in$4 20.7A 0. W/en A-&Da' N! i(e A991ie4 20.8 B. Litigating Title in Unlawful Detainer Action 20.9 C. Effect of Local Eviction Control Ordinances 20.10 D. Effect of Section 8 Eviction Controls 20.11 E. Postforeclosure Bank Eviction Policies 20.12 F. Defending Postforeclosure Evictions: Priority of Title, Title Dispute, Improper Foreclosure, or Improper Notice Following Foreclosure 20.13 UTILITY CUTOFFS 20.14
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II.

III.

!1
Effect of Filin) <an8ruptc' on Proceedin)s in nlawful Detainer
I. EFFECT OF TENANT FILIN7 BANKRUPTCY A. Automatic Stay on Evictions 21.1 B. Exceptions to Stay for Residential Tenancies 1. A3 er En r' !3 2#*$men 3!r E>i( i!n 21.1A ,. W/en E>i( i!n Ba4e* !n En*an$ermen !3 Pr!9er ' !r I11e$a1 U4e !3 C!n r!11e* S#64 an(e 21.1B C. Significant Changes Under 2005 Act 21.1C LANDLORD MAY SEEK RELIEF FROM AUTOMATIC STAY 21.2 PENALTY FOR IMPROPER FILIN7 OF BANKRUPTCY 21.3 LEASE CLAUSES PURPORTIN7 TO TERMINATE LEASE ON FILIN7 OF BANKRUPTCY 21.4 TERMINATION OF UTILITIES AND OTHER SERVICES 21.5 ASSUMPTION OF LEASE BY TRUSTEE 21.6 SECURITY DEPOSITS 21.7 DISADVANTA7ES TO TENANT OF FILIN7 FOR BANKRUPTCY 21.8 FILIN7 PETITION IN BANKRUPTCY AS TACTIC IN UNLAWFUL DETAINER ACTION 21.9
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II. III. IV. V. VI. VII. VIII. I?.

!!
$u22ar' 7ud)2ent
I. II. III. IV. V. VI. VII. PURPOSE OF MOTION FOR SUMMARY 2UD7MENT 22.1 TIMIN7 OF MOTION 22.2 BURDEN OF PROOF 22.2A FACTUAL BASES FOR TENANTS MOTION FOR SUMMARY 2UD7MENT 22.3 MOVIN7 PARTYS SUPPORTIN7 PAPERS 22.4 OPPOSIN7 PARTYS COUNTERDECLARATIONS; ORDERS 22.5 SUMMARY AD2UDICATION OF ISSUES 22.6
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!#
Discover'
I. II. III. IV. V. VI. PURPOSES OF DISCOVERY 23.1 STATUTORY METHODS OF DISCOVERY 23.2 AVAILABILITY OF DISCOVERY IN UNLAWFUL DETAINER 23.3 DEFENSE STRATE7Y SHOULD INCLUDE PLAN FOR DISCOVERY 23.4 FORMAL AND INFORMAL DISCOVERY METHODS 23.5 FORMULATIN7 A DISCOVERY PLAN A. When to Make and Implement Plan 23.6 B. Coordinating Various Discovery Techniques 23.7 C. Timeline for Initiating Tenant Discovery Directed to Landlord 23.8 D. Actions to Take if Discovery Cannot Be Completed Before Trial Date 23.9 PURSUIN7 DISCOVERY BEFORE ACTION FILED 23.10 A. Methods of Discovery Available Before Action Is Filed 23.11 B. Procedure for Pursuing Discovery Before Action Is Filed 23.12 C. Usefulness of Pursuing Discovery Before Action Is Filed 23.13 DISCOVERY AFTER SUMMONS AND COMPLAINT ARE SERVED 23.14 A. Time Limits on Responding to Discovery Requests 23.15 B. Preventing Setting of Trial Date Before Discovery Is Complete 23.16 C. Petitioning for Writ of Mandate if Court Refuses to Extend Trial Date 23.17 METHODS OF DISCOVERY 23.18 A. Oral Depositions 23.19 1. U4e3#1ne44 !3 De9!4i i!n4 23.20 ,. E<9en4e !3 De9!4i i!n4 23.21 %. Pr!(e*#re 3!r Ora1 De9!4i i!n4 a. W/en De9!4i i!n Ma' Be Ta8en 23.22 6. Se in$ De9!4i i!n4 !3 Par ie4 23.23 (. Se in$ De9!4i i!n4 !3 N!n9ar ie4 23.24 *. Wi ne44 an* Mi1ea$e Fee4 23.25 e. Pr!(e*#re4 a De9!4i i!n 23.26 3. In49e( i!n !3 D!(#men 4 a De9!4i i!n 23.27 $. Re>ie5in$F C!rre( in$F an* A99r!>in$ De9!4i i!n 23.28 B. Written Interrogatories 23.29 1. U4e3#1ne44 !3 Wri en In err!$a !rie4 23.30 ,. Di4a*>an a$e4 !3 Wri en In err!$a !rie4 23.31 %. Limi !n N#m6er !3 In err!$a !rie4 T/a Ma' Be Pr!9!#n*e* 23.32 0. F!rm= De(1ara i!n 3!r A**i i!na1 Di4(!>er' 23.33

VII.

VIII.

I?.

C. Pr!(e*#re 3!r Pr!9!#n*in$ Wri en In err!$a !rie4 23.34 C. Pretrial Demand for Production of Documents or Inspection 23.35 1. U4e3#1ne44 !3 Deman* 3!r Pr!*#( i!n 23.36 ,. In r!*#( i!n In ! E>i*en(e !3 D!(#men 4 Pr!*#(e* 23.37 %. Ta( i(a1 C!n4i*era i!n4 in Re"#e4 in$ Pr!*#( i!n 23.38 0. Pr! e( i>e Or*er4 A$ain4 Re"#e4 3!r Pr!*#( i!n 23.39 D. Requests for Admissions 23.40 1. U4e3#1ne44 !3 Re"#e4 4 3!r A*mi44i!n4 23.41 ,. Pr!(e*#re 3!r Re"#e4 4 3!r A*mi44i!n4 23.42 %. F!rm= De(1ara i!n in S#99!r !3 Re"#e4 3!r A**i i!na1 A*mi44i!n4 23.43 0. E33e( !3 Fai1#re ! Re49!n* ! Re"#e4 3!r A*mi44i!n4 23.44 C. E33e( !3 Fai1#re ! A*mi Fa( La er F!#n* Tr#e 23.45 .. Re"#e4 4 3!r A*mi44i!n4 Ma' N! Be C!m6ine* Wi / O /er Di4(!>er' Re"#e4 4 23.46 I. E33e( !3 A*mi44i!n Ma*e in Re49!n4e ! Re"#e4 23.47 L. A*mi44i!n4 an* Re49!n4e4 Are N! Fi1e* B# Re aine* 6' Par ie4 23.48 ?. SANCTIONS FOR REFUSAL TO MAKE DISCOVERY 23.49 A. Categories of Sanctions That May Be Imposed 23.50 B. What Constitutes Misuse of Discovery Process 23.51 C. Specific Sanctions That Court May Impose 23.52
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!(
"i)hts of Occupants .ot .a2ed in Lease
I. II. OCCUPANTS WHO ARE NOT NAMED IN LEASE 24.1 PRE2UD7MENT CLAIM OF RI7HT TO POSSESSION 24.2 A. Service of Prejudgment Claim to Right to Possession Form 1. Ser>i(e 6' Mar4/a1F S/eri33F !r Pr!(e44 Ser>er 24.3 ,. Time !3 Ser>i(e 24.4 %. Ser>i(e !n O((#9an 4 O /er T/an Tenan !r S#6 enan 24.5 B. Effect of Proper Service by Landlord of Prejudgment Claim Form 24.6 C. Effect of Inadequate Service by Landlord of Prejudgment Claim Form 24.7 D. Judicial Council Form CP10.5: Prejudgment Claim of Right to Possession 24.8 POST2UD7MENT CLAIM OF RI7HT TO POSSESSION 24.9 A. Removal of Occupant by Sheriff or Marshal 24.10 B. Procedure by Occupant in Making Postjudgment Claim of Right to Possession 24.11 C. Judicial Council Form CP10: Claim of Right to Possession and Notice of Hearing 24.12 HEARIN7 ON CLAIM OF RI7HT TO POSSESSION 24.13 PROCEDURE AT HEARIN7 ON CLAIM OF RI7HT TO POSSESSION 24.14 PROCEEDIN7 WITH ENFORCEMENT OF WRIT OF POSSESSION 24.15
Ba(8 ! T!9

III.

IV. V. VI.

!+
Trial
I. SETTIN7 CASE FOR TRIAL A. Request and Counter-Request to Set Trial 25.1 B. Setting Date for Trial 25.2 C. Effects of Local Practices 25.3 1. Tria1 6' Tem9!rar' 2#*$e 25.4 ,. Pr!(e*#re A3 er Tria1 Da e I4 Se 25.5 D. Resetting Trial Date 25.6

1. Pr!(e*#re I3 Par ie4 D! N! A$ree !n Ne5 Tria1 Da e 25.7 ,. De erminin$ W/e /er M!>in$ Par ' Ha4 S/!5n 7!!* Ca#4e 25.8 %. De erminin$ W/e /er T/ere I4 Rea4!na61e Pr!6a6i1i ' P1ain i33 Wi11 Pre>ai1 a Tria1 25.9 0. De erminin$ Dama$e4 Lan*1!r* Mi$/ S#33er 25.10 C. Re*#( i!n !3 Dama$e4 Ba4e* !n Dimin# i!n !3 Va1#e !r Se !33 25.11 .. Or*er ! De9!4i P! en ia1 Dama$e4 25.12 I. A*>an(in$ Tria1 Da e !n Tenan 4 Fai1#re ! Ma8e De9!4i 25.13 L. C!4 4 !3 E4(r!5 Re(!>era61e 6' Pre>ai1in$ Par ' 25.14 A. Di4 ri6# i!n !3 F#n*4 He1* in E4(r!5 A3 er Tria1 25.15 II. III. IV. IF TENANT VACATES PREMISES BEFORE TRIAL 25.16 PRETRIAL CONFERENCE 25.17 RI7HT TO 2URY TRIAL 25.18 A. Jury Instructions 25.19 B. Waiver of Jury Trial 1. Ba4e4 3!r Wai>er 25.20 ,. Re"#e4 in$ 2#r' Tria1 A3 er Wai>er 25.21 %. Tenan 4 Ri$/ ! 2#r' Tria1 !n E"#i a61e I44#e4 25.22 a. E<am91e4 !3 Le$a1 I44#e4 25.23 6. E<am91e4 !3 E"#i a61e De3en4e4 25.24 C. Jury Verdicts 1. 7enera1 an* S9e(ia1 Ver*i( 4 25.24A ,. 2#*$men Ba4e* !n 2#r' Ver*i( 25.24B DISEUALIFYIN7 2UD7E 25.25 A. Challenge for Cause (CCP 170.1) 25.26 1. C!n*i i!n4 T/a Ma' N! Be U4e* a4 7r!#n*4 ! Di4"#a1i3' 2#*$e 25.27 ,. Bia4 !r PreM#*i(e 25.28 %. Pr!(e*#re 3!r Di4"#a1i3i(a i!n 25.29 B. Peremptory Challenges (CCP 170.6) 1. 7r!#n*4 3!r C/a11en$e 25.30 ,. Pr!(e*#re 3!r Perem9 !r' C/a11en$e4 25.31 %. Time Limi 4 3!r M!>in$ ! C/a11en$e 25.32 0. E33e( !3 C/a11en$e 25.33 C. Tactical Considerations 25.34 SUBPOENAS A. Subpoenas for Witnesses 25.35 B. Subpoena Not Necessary to Require Attendance of Party or Agent 25.36 C. Service of Subpoena 25.37 D. Fees for Appearing in Court in Response to Subpoena 25.38 E. Subpoena Duces Tecum (Books and Papers) 25.39 1. Ser>i(e !3 S#69!ena D#(e4 Te(#m; A33i*a>i !3 7!!* Ca#4e Ne(e44ar' 25.40 ,. Fee4 3!r A99earin$ in C!#r in Re49!n4e ! S#69!ena D#(e4 Te(#m 25.41 %. S#69!ena D#(e4 Te(#m N! Ne(e44ar' 3!r Par ' 25.42 F. Penalties for Disobeying Subpoena 25.43 EVIDENCE PROBLEMS A. Prima Facie Case; Nonsuit 25.44 B. Proof of Tenants Possession 25.45 C. Proof of Service of Notice 25.46 D. Proof of Rent Due 25.47 E. Judicial Notice 25.48 F. Use of Books and Records 25.49 G. Laying Foundation for Admission of Business Record 25.50 H. Proof of Damages 25.51 I. Waiver of Rent During Trial 25.52 J. Proving Retaliatory Eviction 25.53 1. S ren$ / !3 Re a1ia !r' M! i>e 25.54 ,. E>i*en(e !3 G2#4 Ca#4eH ! E>i( 25.55 %. E>i*en(e !3 Re a1ia !r' M! i>e a. E>i*en(e In3erre* 6' C!n*#( 25.56

V.

VI.

VII.

6. In*ire( E>i*en(e 25.57 K. Fees for Appointment of Interpreter 25.58 VIII. I?. TRIAL BRIEFS 25.59 CONTINUANCES 25.60 A. Grounds for Continuance 25.61 1. Una>ai1a6i1i ' !3 C!#n4e1 25.62 ,. Una>ai1a6i1i ' !3 Par ' 25.63 %. Una>ai1a6i1i ' !3 Wi ne44 25.64 0. O /er S a # !r' 7r!#n*4 3!r 7ran in$ C!n in#an(e 25.65 C. Une<9e( e* Te4 im!n' 25.66 B. Procedure for Obtaining Continuance 25.67 1. 7!!* Ca#4e Re"#ire* 25.67A ,. S i9#1a i!n 3!r C!n in#an(e 25.67B %. C!n*i i!n4 3!r O6 ainin$ C!n in#an(e 25.67C 0. A99ea1a6i1i ' !3 Or*er Den'in$ C!n in#an(e 25.67D DEFAULTS AT TRIAL 25.67E CONFORMIN7 PLEADIN7S TO PROOF A. General Law for Ordinary Civil Actions 25.68 B. Special Law for Unlawful Detainer Complaints 1. Amen*men Ba4e* !n Tria1 E>i*en(e 25.68A ,. Amen*men 4 Be3!re Tria1 E<(1#*e* 25.68B %. Permi44i61e S(!9e !3 Amen*men 4 25.68C C. Amended Versus Supplemental Complaint 25.68D STATEMENT OF DECISION 25.69
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?. ?I.

?II.

!7ud)2ent
I. II. III. IV. 2UD7MENTS IN UNLAWFUL DETAINER ACTIONS 26.1 CONDITIONIN7 2UD7MENT FOR TENANT ON PAYMENT OF RENT 26.2 TENANT MUST BE IN POSSESSION 26.3 WHAT COURT CAN AWARD A. Judgment Can Grant Possession of Premises 26.4 B. Rent and Damages 26.5 1. De erminin$ W/e /er Am!#n D#e I4 Ren !r Dama$e4; Peri!* C!>ere* 26.6 ,. Ren 26.7 %. A99!r i!nmen !3 Ren 26.8 0. Dama$e4 a. Dama$e4 O((#rrin$ Be3!re H!1*!>er 26.9 6. Rea4!na61e Ren a1 Va1#e D#rin$ H!1*!>er 26.10 (. Dama$e4 A$ain4 S#6 enan 26.11 *. Dama$e4 A3 er 2#*$men 26.12 e. S a # !r' Dama$e4 3!r Ma1i(i!#4 H!1*!>er 26.13 C. Forfeiture 26.14 D. Notice May Specify Election to Declare Forfeiture 26.15 E. Interest May Be Awarded 26.16 F. Costs May Be Awarded 26.17 G. Attorney Fees Authorized by Lease or Statute 26.18 1. Re(i9r!(i ' !3 A !rne' Fee Pr!>i4i!n 26.19 ,. A5ar* !3 Fee4 Un*er In>a1i* Ren a1 A$reemen 26.20 %. Pre>ai1in$ Par ' 26.21 0. En i 1emen ! A !rne' Fee4 !n Ten*er an* De9!4i !3 Am!#n O5e* 26.22 C. Pre>ai1in$ Par ' W/en Tenan Rai4e4 Ha6i a6i1i ' a4 A33irma i>e De3en4e 26.23 .. SiDe !3 Fee A5ar*; L!(a1 Fee S(/e*#1e4 26.24

I. Fee4 A5ar*a61e A3 er Se 1emen O33er ReMe( e* 26.25 L. Fee4 A5ar*a61e Be'!n* C!#r 4 2#ri4*i( i!na1 Limi 26.26 A. Fee4 A5ar*a61e ! P#61i( In ere4 A !rne'4 26.27 1-. Fee4 A5ar*a61e 3!r A11 I44#e4 Ar$#e* 26.28 11. A !rne' Fee4 Pa'a61e ! Par 'BN! ! A !rne' 26.29 1,. A !rne' Fee4 A5ar*a61e a4 San( i!n4 Re$ar*1e44 !3 Lea4e Pr!>i4i!n 26.30 1%. E33e( !3 V!1#n ar' Di4mi44a1 26.31 10. Fee4 A5ar*a61e 3!r En3!r(emen !3 Ri$/ Im9!r an ! P#61i( In ere4 26.32 1C. Pr!(e*#re4 3!r Re"#e4 in$ Fee4 26.33 1.. Re1a e* S a # e4 Pr!>i*in$ 3!r A5ar* !3 A !rne' Fee4 26.34 H. Limitation on Award for Judgments in Municipal Court of Less Than $10,000 26.35 I. Witness Fees May Be Awarded 26.36 J. Costs of Execution of Judgment May Be Recovered 26.37 V. VI. VII. EFFECT OF 2UD7MENT ON CONSUMER CREDIT REPORTIN7 26.38 RES 2UDICATA AND COLLATERAL ESTOPPEL EFFECT OF 2UD7MENT 26.38A UNLAWFUL DETAINER 2UD7MENT FORMS A. Form: Order for Judgment for Defendant Conditioned on Payment of Rent After Trial (Warranty of Habitability) 26.39 B. Form: JudgmentUnlawful Detainer (Judicial Council Form UD-110) 26.40 C. Form: JudgmentUnlawful Detainer Attachment (Judicial Council Form UD-110S) 26.41 D. Form: Stipulation for Entry of Judgment (Unlawful Detainer) (Judicial Council Form UD-115) 26.42
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!/
Posttrial Motions
I. II. III. POSTTRIAL MOTIONS COVERED 27.1 FIVE&DAY STATUTORY STAY OF E?ECUTION )FOR APPLICATION FOR RESTORATION OF POSSESSION+ 27.2 DISCRETIONARY STAY OF E?ECUTION A. Pending Hearing on Posttrial Motions 27.3 B. Temporary Stay Based on Hardship 27.4 C. Form: Ex Parte Application for Stay of Execution 27.5 D. Form: Memorandum in Support of Ex Parte Application for Stay of Execution 27.6 MOTION FOR 2UD7MENT NOTWITHSTANDIN7 VERDICT 27.7 A. Grounds for Judgment Notwithstanding Verdict 27.8 B. Procedure for Making Notice of Motion 27.9 C. Time of Ruling on Motion 27.10 D. Form: Notice of Motion for Judgment Notwithstanding Verdict 27.11 E. Form: Order Granting or Denying Judgment Notwithstanding Verdict 27.12 MOTION FOR NEW TRIAL 27.13 A. Grounds for Motion for New Trial 27.14 B. Courts Power to Vacate or Modify Judgment 27.15 C. Notice of Motion for New Trial 27.16 D. Time for Making Motion for New Trial 27.17 E. Form: Notice of Motion for New Trial 27.18 F. Form: Declaration in Support of Notice of Motion for New Trial 27.19 G. Hearing on Motion 27.20 H. Courts Time to Rule on Motion 27.21 MOTION TO SET ASIDE AND VACATE 2UD7MENT 27.22 A. Notice of Motion 27.23 B. Time for Making Motion 27.24 C. Form: Notice of Motion to Vacate Judgment and Enter Different Judgment 27.25

IV.

V.

VI.

D. Form: Order Granting Motion to Vacate Judgment and Enter Different Judgment (CCP 663) 27.26 VI. APPLICATION FOR RELIEF FROM FORFEITURE 27.27 A. Grounds for Relief From Forfeiture 27.28 B. Rent Must Be Paid and Other Covenants Performed 27.29 C. Procedure for Seeking Relief From Forfeiture 27.30 D. Form: Application for Relief From Forfeiture 27.31 E. Effect of Grant or Denial of Relief 27.32
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!4
Enforce2ent of 7ud)2ent9"e2ovin) Tenant and Tenant>s <elon)in)s
I. REMOVIN7 TENANT 28.1 A. Contents of Writ 28.2 B. Sending Scare Notice to Tenant After Judgment Is Entered 28.3 C. Procedures for Serving and Enforcing Writ of Possession 28.4 D. Sheriff Must Evict if Tenant Does Not Vacate Within 5 Days 28.5 E. Effect of Failure by Sheriff to Act by Return Date of Writ 28.6 F. Judicial Council Form EJ-130: Writ of Possession of Real Property 28.7 SHERIFFS DEPARTMENT PRACTICES AND CHAR7ES 28.8 DISPOSITION OF TENANTS PERSONAL PROPERTY A. Personal Property Not Removed by Tenant 28.9 B. Recovery of Personal Property After Eviction 28.10 C. Treating Tenants Personal Property as Lost or Abandoned 28.11 D. Claim by Tenant for Personal Property (CC 1965) 28.12 E. Advantages and Disadvantages of Requesting Surrender 28.13 F. Form: Claim for Return of Personal Property Under CC 1965 28.14 DISPOSITION OF LOST PROPERTY 28.15 DISPOSITION OF PROPERTY ABANDONED BY TENANT 28.16 A. Landlord Must Store Abandoned Property in Safe Place 28.17 B. Notice Requirements for Disposal of Abandoned Property 28.18 C. Release of Property to Owner on Payment of Costs 28.19 D. Storage Costs 28.20 E. Sale of Unclaimed Property; Liability of Landlord 28.21 E?ECUTION ON TENANTS PERSONAL PROPERTY IN LANDLORDS POSSESSION 28.22 SETTIN7 ASIDE IMPROPER E?ECUTION SALE 28.23 SUPPLEMENTAL COST BILL 28.24 MOTION TO EUASH OR RECALL WRIT OF E?ECUTION 28.25 CLAIM OF E?EMPTION 28.26 A. Judicial Council Form EJ-160: Claim of Exemption 28.27 B. Hearing on Objections to Claim of Exemption 28.28 C. Judgment on Claim of Exemption 28.29 WA7E 7ARNISHMENTS 28.30
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II. III.

IV. V.

VI. VII. VIII. I?. ?.

?I.

!5
Appeals
I. APPEAL PROCEDURES 29.1 A. Limited Civil Cases: Timeline for Action After Entry of Judgment 29.2 B. Unlimited Civil Cases: Timeline for Action After Entry of Judgment 29.3 APPEALABLE 2UD7MENTS AND ORDERS 29.4 VACATIN7 PREMISES DOES NOT MOOT TENANTS APPEAL 29.5 FRIVOLOUS APPEALS 29.6 OBTAININ7 IMMEDIATE TEMPORARY STAY OF ENFORCEMENT OF 2UD7MENT 29.7 STAY PENDIN7 APPEAL 29.8 A. Evaluating Need for Stay Pending Appeal 29.9 B. Proper Judge 29.10 C. Grounds on Which Stay May Be Granted 29.11 UNDERTAKIN7 ON APPEAL 29.12 FORM= WAIVER OF SECURITY 29.13 FORM= NOTICE OF MOTION FOR STAY 29.14 REVIEW OF DENIAL OF STAY 29.15 CLEAR ABUSE OF DISCRETION MUST BE SHOWN 29.16 SCOPE OF TRIAL COURT 2URISDICTION PENDIN7 APPEAL 29.17 EVALUATIN7 WHETHER TO APPEAL 29.18 SUMMARY OF APPELLATE PROCEDURE A. Applicable Rules 29.19 B. Appeals From Limited Civil Cases 29.20 C. Appeals From Other Superior Court Actions 29.21 D. Standard of Review 29.22 E. Initiating Appeal 1. N! i(e !3 A99ea1 29.23 ,. F!rm= N! i(e !3 A99ea1 29.24 %. F!rm= N! i(e !3 A99ea1NCr!44&A99ea1 )Limi e* Ci>i1 Ca4e+ )2#*i(ia1 C!#n(i1 F!rm APP&1-,+ 29.25 0. F!rm= N! i(e De4i$na in$ Re(!r* !n A99ea1 )Limi e* Ci>i1 Ca4e+ )2#*i(ia1 C!#n(i1 F!rm APP&1-%+ 29.26 C. Fi1in$ Dea*1ine4 A991i(a61e ! A99ea14 Fr!m Limi e* Ci>i1 Ca4e4 29.27 .. Fi1in$ Dea*1ine4 A991i(a61e ! O /er S#9eri!r C!#r 2#*$men 4 29.28 I. Re(!r* !n A99ea1 29.29 a. E1e( r!ni( Re(!r*in$ !r A$ree* S a emen 29.30 6. F!rm= Pr!9!4e* S a emen !n A99ea1 )Limi e* Ci>i1 Ca4e+ )2#*i(ia1 C!#n(i1 F!rm APP&1-0+ 29.31 (. Re"#e4 in$ Re9!r er4 Tran4(ri9 29.32 F. Filing Briefs in Appellate Division of Superior Court 29.33 G. Filing Briefs in Court of Appeal 29.34 H. Purpose of Oral Argument 29.35 I. Decision on Appeal and Rehearing 29.36 J. Relief for Tenant After Reversal 29.37 K. Costs and Attorney Fees on Appeal 29.38 L. Abandonment of Appeal 29.39 M. Transfer to District Court of Appeal 1. Tran43er !3 A99ea1 !3 Limi e* Ci>i1 Ca4e Fr!m S#9eri!r C!#r ! C!#r !3 A99ea1 29.40 ,. W/en Tran43er I4 Denie* 6' Di4 ri( C!#r 29.41

II. III. IV. V. VI.

VII. VIII. I?. ?. ?I. ?II. ?III. ?IV.

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Civil 3rits
I. II. CIVIL WRITS IN 7ENERAL 30.1 NATURE AND SCOPE OF WRIT 30.2 A. Conditions Under Which Writ of Mandate Will Issue 30.3 B. Alternative and Peremptory Writs of Mandate 30.4 C. Factors in Deciding Whether to Seek Writ 30.5 OBTAININ7 A STAY OF E?ECUTION PENDIN7 APPEAL OR DECISION ON PETITION FOR WRIT OF MANDATE 30.6 PERSUADIN7 COURT THAT WRIT SHOULD BE 7RANTED 30.7 A. Inadequacy of Other Remedy Must Be Shown 30.8 B. No Direct Appeal 30.9 C. Common Situations in Which Relief by Writ Is Sought 30.10 D. Direct Appeal Possible 30.11 PROCEDURE IN OBTAININ7 WRIT A. Relief Must First Be Sought in Lower Court 30.12 B. Court in Which Writ Petition Must Be Filed 30.13 C. Applicable Statutes and Rules of Court 30.14 D. Names of Parties 30.15 E. Time Limitation 30.16 F. Procedures in Superior Court 30.17 G. Pleadings in Mandamus Proceeding 30.18 1. C!n en 4 !3 Pe i i!n 30.19 ,. C!mm!n Err!r4 in Pe i i!n4 3!r Wri 30.20 %. O99!4i i!n ! I44#an(e !3 Wri 30.21 H. Hearing 30.22 I. Issuance of Peremptory Writ 30.23 J. Mootness 30.24 K. Damages and Costs 30.25 REVIEW OF SUPERIOR COURT ACTION ON WRIT 30.26

III. IV.

V.

VI. VII.

APPEAL FROM DISTRICT COURT OF APPEAL DECISION TO SUPREME COURT 30.27

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"eturn of $ecurit' Deposit and Disposition of Last Month>s "ent
I. II. III. IV. V. VI. VII. VIII. I?. ?. TENANTS RI7HTS IN SECURITY DEPOSIT AND LAST MONTHS RENT 31.1 PAYMENTS TO LANDLORD ON SI7NIN7 OF LEASE THAT ARE NOT CONSIDERED GSECURITYH 31.2 SECURITY GDIS7UISEDH AS ADVANCE RENT 31.3

EFFECT OF DESI7NATION OF DEPOSIT AS GLAST MONTHS RENTH RATHER THAN GSECURITY DEPOSITH 31.4 LIMITATIONS ON AMOUNT OF SECURITY THAT MAY BE REEUIRED 31.5

TENANTS CLAIM TO SECURITY HAS PRIORITY OVER THAT OF LANDLORDS CREDITORS 31.6 SECURITY MAY NOT BE NONREFUNDABLE PROVIN7 AMOUNT OF SECURITY DEPOSIT 31.7 31.8 31.9

LIMITS ON LANDLORDS USE OF SECURITY DEPOSIT

LANDLORDS DUTY TO RETURN DEPOSIT 31.10 A. Tenants Right to Request Inspection of Premises and Cure Deficiencies; Use of Deposit 31.10A B. Tenants Right to Refund of Security Deposit Balance and Accounting 31.10B LANDLORDS SALE OR OTHER TRANSFER OF PREMISES INTEREST ON SECURITY DEPOSIT 31.12 31.13 31.11

?I. ?II. ?III. ?IV.

DAMA7ES FOR LANDLORDS IMPROPER RETENTION OF DEPOSIT EFFECT ON UNLAWFUL DETAINER 31.14
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C!n in#in$ E*#(a i!n !3 /e Bar & Ca1i3!rnia (e6.(!m