The Law Office of Aaron Kohanim has extensive experience with the Culver City Rent Control. 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 Culver City Rent Control Properties, a landlord must follow these steps:
Evicting a tenant for nonpayment of rent in Culver City requires strict compliance with both state eviction laws and local tenant protections under the Culver City Municipal Code §§ 15.09.300 et seq.. Failure to follow every step can invalidate the eviction and delay regaining possession. This guide covers both the notice requirements and the court process.
Part 1: Pre-Eviction Requirements – Culver City Law
✅ 1. Confirm Applicability of Just Cause Ordinance
Culver City’s eviction protections apply when:
- At least one tenant has continuously and lawfully occupied the unit for 12 months or more (§ 15.09.310.A.2).
- The unit is not exempt (e.g., single-room occupancies without a kitchen or bathroom shared with the owner) (§ 15.09.310.A.3).
✅ 2. Qualify the Termination as “For Cause”
Under § 15.09.315.A, nonpayment of rent qualifies as a “for cause” termination if:
- The tenant fails to pay rent within three days of being served a notice demanding payment, consistent with CCP § 1161(2).
✅ 3. Serve a 3-Day Notice to Pay Rent or Quit
The landlord must serve a notice that:
- Complies with California Code of Civil Procedure § 1161(2);
- Is delivered per CCP § 1162 (personal, substitute, or post-and-mail);
- States the reason in reasonable detail and specifies that it is a “for cause termination” (§ 15.09.310.B.3);
- Is written in 12-point font and includes this mandatory disclosure (§ 15.09.310.B.4):
“The Culver City Municipal Code requires that after at least one tenant has continuously and lawfully occupied a rental unit for 12 months or more, the landlord must provide a statement of cause in any notice to terminate a tenancy. See §§ 15.09.300 et seq., of the Culver City Municipal Code for more information.”
Contact our office today for a preparation and service of a three day notice for a low cost!
✅ 4. File a Copy with the City
Within 5 calendar days of serving the tenant, the landlord must submit to Culver City Housing Division:
- A copy of the 3-Day Notice;
- Proof of service (e.g., signed receipt or declaration of service);
- Via certified mail, return receipt requested to:
Culver City Housing Division
9770 Culver Boulevard
Culver City, CA 90232
(§ 15.09.310.B.6)
Failure to comply renders the notice void (§ 15.09.310.C) and creates a defense to the eviction (§ 15.09.310.D).
Part 2: The Eviction Process – California Unlawful Detainer Procedure
Once the 3-day period expires without payment or tenant vacating, the landlord may proceed with a lawsuit for unlawful detainer in California Superior Court:
📝 Step 1: File the Unlawful Detainer (UD)
File a Complaint for Unlawful Detainer in the appropriate courthouse. Include:
- The 3-Day Notice;
- Proof of service;
The court will issue a Summons and set deadlines for response.
📄 Step 2: Serve the Tenant
Serve the Summons and Complaint on the tenant per CCP § 1162. Personal service is preferred. Substitute service or post-and-mail can be used if personal service fails.
⏳ Step 3: Wait for Tenant’s Response
The tenant has:
- 10 court days to file a response after being served (excluding weekends and court holidays).
If no response is filed, the landlord can request a default judgment and Writ of Possession.
⚖️ Step 4: Trial (If Tenant Responds)
If the tenant answers, the court will schedule a trial within 20 days of the request (CCP § 1170.5). At trial, the landlord must prove:
- Compliance with all Culver City requirements;
- Valid service of the 3-Day Notice;
- Tenant failed to pay rent.
Tenants may raise defenses, including:
- Improper notice;
- Habitability issues;
- Failure to file notice with city;
- Acceptance of rent after notice.
🏠 Step 5: Writ of Possession and Sheriff Lockout
If the landlord prevails:
- The court issues a Writ of Possession;
- The sheriff serves a 5-day Notice to Vacate;
- If tenant does not vacate, the sheriff will physically remove them.
Final Notes
- Accepting rent after service of notice may void the termination (§ 15.09.310.C).
- Culver City has strong tenant protections, and minor errors can delay or derail an eviction.
- If the unit is under rent control or just cause protection, strict compliance with every provision is essential.
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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