The Law Office of Aaron Kohanim has extensive experience with the Glendale Eviction law. With extensive laws under Rent Control laws, 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 Glendale Eviction Lawyer, a landlord must follow these steps:
Evicting a tenant for non-payment of rent in the City of Glendale must strictly follow the procedures set forth under Glendale Municipal Code Chapter 9.30, titled “Just Cause and Retaliatory Evictions.” This local ordinance supplements state law with additional protections for tenants and heightened procedural compliance for landlords. Any failure to comply with these requirements may result in a dismissal of the case.
I. Grounds for Eviction: Non-Payment of Rent
Under § 9.30.030(A), a landlord may initiate an eviction if the tenant has failed to pay rent that is lawfully due. However, this reason must be truthful, documented, and clearly stated in the eviction notice.
II. Requirements of the 3-Day Notice to Pay Rent or Quit
Under § 9.30.031, Glendale requires that a 3-Day Notice to Pay Rent or Quit must include the following to be legally compliant:
✅ 1. Specific Factual Detail
- The notice must clearly state the amount of rent due, the dates the rent was due, and that the amount remains unpaid.
- The notice must include enough specific facts to allow a reasonable person to determine the date, place, and circumstances of the non-payment.
✅ 2. Proper Manner of Service
- The notice must be served in compliance with California Code of Civil Procedure § 1162, which permits personal service, substituted service, or posting and mailing (if other methods fail).
✅ 3. Rent Amount Must Be Accurate and Lawful
- The landlord must ensure the rent amount demanded is not unlawful under state or local rent control. Overstating rent or including impermissible fees (such as utilities not authorized in the lease) can invalidate the notice.
✅ 4. Timing of the Notice
- A landlord may only serve a notice to quit after rent is legally overdue—not prematurely.
✅ 5. Inclusion of Required Disclosures (If Applicable)
- If the tenant qualifies for relocation assistance due to a rent increase above 7% within 12 months (even if waived or unrelated to the non-payment), written notice of those rights must be included in the notice, per § 9.30.035(J).
- If a tenant is covered by habitability, retaliation, or lease offer provisions, omitting compliance with those may trigger an affirmative defense under § 9.30.050.
III. Consequences of a Defective Notice
Failure to comply with any of the above requirements may lead to:
- Dismissal of the unlawful detainer case
- Delays of weeks or months
- Court denial of possession
- Attorney’s fees awarded to tenant
- A valid affirmative defense under § 9.30.050(A)
Even minor errors—such as overstating rent or failing to provide a required disclosure—can void the notice and derail the case entirely.
IV. Why You Should Hire an Eviction Lawyer
Navigating Glendale’s rent ordinance is highly technical. Here’s why experienced legal counsel is indispensable:
- 📝 Precise Drafting: Lawyers ensure the 3-Day Notice includes every fact and disclosure required under § 9.30.031 and state law.
- ⚖️ Affirmative Defense Mitigation: An attorney can anticipate and preempt habitability, retaliation, or lease offer claims.
- 🕰️ Efficiency: Experienced counsel can accelerate filings, manage procedural pitfalls, and shorten vacancy turnaround time.
- 💵 Recovery of Costs: If permitted by lease or law, landlords may recover attorney’s fees under § 9.30.050(E).
Glendale’s code is clear: procedural compliance is not optional—it is a legal mandate. An attorney ensures your eviction is valid, enforceable, and insulated from costly tenant defenses.
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.
The response above is not intended as legal advice. This response does not create an attorney-client relationship. Legal questions can only be fully answered through consultation with an attorney to whom you give full and accurate details. It is highly recommended that you seek advice from an attorney by setting up a confidential meeting. All who read this answer should not rely on the answer to govern their conduct.