The Law Office of Aaron Kohanim has extensive experience with the Los Angeles Rent Stabilization Ordinance (LARSO) or as some call it Los Angeles Rent Control. With extensive laws under LARSO, an experience attorney is needed in order to win an unlawful detainer case.
Call Us Now! To initiate an unlawful detainer. With a simple eviction form, we can create and serve an eviction notice on your behalf and initiate the process.
For a nonpayment of rent case in Los Angeles City Rent Control Properties, a landlord must follow these steps:
1. Ensure the Unit is in Compliance with RSO
- The rental unit must be properly registered with the Los Angeles Housing Department (LAHD).
- All required registration fees must be paid.
- The landlord must have provided the tenant with a copy of the RSO registration statement.
2. Serve a Legally Compliant Notice
- The landlord must serve the tenant with a 3-Day Notice to Pay Rent or Quit, specifying:
- Exact amount of unpaid rent.
- The due date(s) for the rent.
- Who and where payment should be made.
- A statement that failure to pay within three days will result in legal action.
- The number of bedrooms in the unit.
3. Ensure the Rent Demand is Lawful
- The amount demanded must not exceed the legal maximum adjusted rent under the RSO.
- Any illegal rent increases or improper charges could make the eviction unenforceable.
4. Allow the Tenant to Cure the Default
- If the tenant pays the full amount within three days, the landlord must accept the payment and cannot proceed with eviction.
5. File an Unlawful Detainer Lawsuit
- If the tenant does not pay or vacate, the landlord must:
- File a Complaint for Unlawful Detainer in court.
6. Proceed with Court Action
- If the tenant fails to respond, the landlord may obtain a default judgment.
- If the tenant contests the eviction, a court hearing will be scheduled.
- If the court rules in the landlord’s favor, a Writ of Possession will be issued.
7. Use the Sheriff’s Office for Eviction
- The Sheriff serves a Notice to Vacate giving the tenant five days to leave.
- If the tenant does not vacate, the Sheriff will physically remove them.
Failure to comply with these requirements may result in delays, dismissal, or tenant defenses against the eviction.
The Los Angeles Rent Stabilization Ordinance (LARSO) applies to specific rental properties, primarily focusing on older housing to protect tenants from excessive rent increases and unjust evictions.
Properties Covered Under LARSO
LARSO applies to:
- Multi-Family Rental Units Built on or Before October 1, 1978
- Apartment buildings, duplexes, and rental complexes built before this date.
- Includes rented condominiums and townhomes if they meet this requirement.
- Mobile Homes and Mobile Home Parks
- If rent is paid for the mobile home itself and/or the land it sits on.
- Accessory Dwelling Units (ADUs) and Guest Houses
- If they were rented before October 1, 1978.
Exempt Properties (Not Covered by LARSO)
LARSO does not apply to:
- Newer Rental Buildings – Any building with a certificate of occupancy issued after October 1, 1978.
- Single-Family Homes – Unless there are two or more rental units on the same lot.
- Luxury Housing Accommodations – Units rented at or above set price thresholds on May 31, 1978.
- Government-Owned or Subsidized Housing – Including public housing and HUD-regulated properties.
- Hotels, Motels– Unless the tenant has occupied the unit for 30+ days.
- Nonprofit Cooperatives – While occupied by a shareholder tenant.
- New Mobile Home Parks – Those permitted after the effective date of LARSO.
For an Owner Move-In (OMI) eviction under LARSO, a landlord must meet strict legal requirements to remove a tenant for personal or family occupancy.
Key Requirements for an Owner Move-In Eviction (LAMC 151.30)
- Ownership & Residency Intent
- The landlord must be a natural person (not a corporation or business entity).
- The owner (or an eligible family member) must intend to occupy the unit as their primary residence for at least three years.
- Eligible Family Members
- The unit may be occupied by:
- The owner
- The owner’s spouse
- Children, parents, or grandparents
- The unit may be occupied by:
- Tenant Protections & Restrictions
- Senior or Disabled Tenants (62+ years or disabled under federal law):
- Can only be evicted for owner move-in if the owner or owner’s family member is also senior (62+) or disabled.
- Low-Income Tenants: Additional protections may apply.
- Senior or Disabled Tenants (62+ years or disabled under federal law):
- Notice Requirements
- The landlord must provide a written 60-day notice to the tenant.
- The notice must include:
- The reason for eviction (owner occupancy).
- The name and relationship of the person moving in.
- A statement that the unit will be the owner’s primary residence for at least three years.
- Tenant’s relocation assistance rights.
- Relocation Assistance Payments
- Landlords must pay relocation fees based on tenant income, age, and length of tenancy.
- Higher relocation payments apply for low-income, senior, or disabled tenants.
- Filing & Documentation
- The landlord must file a Declaration of Intent to Evict with the Los Angeles Housing Department (LAHD) before serving notice.
- Proof of good faith intent to occupy is required.
- Restrictions After Eviction
- The unit cannot be re-rented at a higher rate for three years.
- If the landlord does not move in, the tenant may have the right to return.
- The city may impose penalties for wrongful eviction.
To ensure a rental property is in compliance with LARSO (Los Angeles Rent Stabilization Ordinance), a landlord must follow these requirements:
1. Property Registration & Rent Compliance
- Register the Rental Unit annually with the Los Angeles Housing Department (LAHD).
- Pay all registration fees on time.
- Provide tenants with a copy of the rental registration certificate each year.
2. Rent Control Compliance
- Charge only the maximum allowable rent under LARSO.
- Follow legal procedures for rent increases, including providing proper notice.
- Do not demand illegal surcharges or unauthorized fees.
3. Lawful Evictions (Just Cause Required)
- A landlord may only evict a tenant for just cause reasons listed in LAMC 151.09.
- Provide proper legal notice before eviction.
- Pay required relocation assistance for no-fault evictions (e.g., owner move-in or Ellis Act evictions).
4. Habitability & Maintenance
- Maintain the unit in safe and habitable condition.
- Comply with health, safety, and housing codes.
- Make necessary repairs promptly.
5. Tenant Protections
- No retaliation or harassment – It is illegal to evict, threaten, or reduce services in retaliation for tenants exercising their rights.
- No discrimination – Follow fair housing laws.
- Proper notice for entry – Provide at least 24-hour written notice before entering a unit.
6. Special Regulations for Specific Evictions
- Owner Move-In (OMI) – The owner must intend to live in the unit for at least three years and follow strict relocation rules.
- Ellis Act Evictions – If removing the property from the rental market, the landlord must:
- File proper notices with LAHD.
- Compensate displaced tenants.
- Not re-rent at market rate for a legally restricted period.
Failure to comply with LARSO requirements can result in fines, penalties, and tenant lawsuits.
Contact the Law Office of Aaron Kohanim today to schedule a consultation. You can call us at (310) 861-7506. If you prefer to send a quick message, visit our Contact Us page.
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