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Map of California eviction risk by county, statewide average 8 out of 10
State brief·Updated May 29, 2026

California Eviction Risk: Very High

California spans 1,594 covered cities across 58 counties, with a statewide composite of 9/10 (very high). Scores range 3.4 to 9.9 across cities, and the share of income spent on rent, political climate, and statute weighting drive most of the variance.

Counties58all tracked
Cities1,594covered
Census tracts9.1kscored
Population37.4Mstate total
Highest county9.9San Francisco County
Lowest county3.4Sierra County
Statewide rent cap5% + CPIAB 1482 · 10% max
In 2026
Risk score
9
VERY HIGH

National rank: 3 of 51

1976–2026 · pop-weighted from cities

California eviction risk score history

Min6.6 Average7.6 Now9
10 5

Key metrics

Time machine

Scrub 50 years

2026
● LIVE · today ◀ REPLAY · historical

California's 8/10 ranks 4th of 51 states; within the state, scores run from a 3.5 floor in the rural interior to 9.2 in San Francisco County. 4th-toughest of 51 states for landlord eviction risk.

How California ranks nationally

Lower number means more extreme, where #1 is the most
Eviction risk score
Very High
#3 of 51 states 9.0 / 10
Eviction risk score, 96th percentileLowHigh
#3 of 51 states for landlord eviction risk.
Cost of living
Very High
#1 of 51 states 110.7 index
Cost of living, 100th percentileLowHigh
#1 of 51 states on overall cost of living (10.7% more expensive than the U.S. avg).
Housing services cost
Very High
#2 of 51 states 154.3 index
Housing services cost, 98th percentileLowHigh
#2 of 51 states on housing services (54.3% more expensive than the U.S. avg).
Income spent on rent
Very High
#4 of 51 states 33.7% of income
Income spent on rent, 94th percentileLowHigh
#4 of 51 states on % of income spent on rent.

Landlord guides for California

State-specific playbooks
California Eviction Costs →
Filing fees, attorney fees, lost rent, sheriff lockout
California Eviction Process →
Step-by-step timeline, notices, statute cites
California Rent Control →
Statewide caps, local ordinances, just-cause
California Tenant Screening →
Five-point protocol, legal rules, protected classes
California Tenant Protections →
Just cause, retaliation, habitability, entry
Top 20 highest-risk counties
Ranked by eviction risk · click any column to re-sort
Map view
County↕Population↕Risk↕Lean↕Renters↕% income on rent↕Avg rent↕Poverty↕Cities↕
01 San Francisco County Pop 830,235 · 62% renters · 25% on rent · $2,476 · 1 city 830,235 9.9 Dem 61.8% 25.1% $2,476 10.6% 1
02 Los Angeles County Pop 9.74M · 53% renters · 34% on rent · $2,008 · 144 cities 9.74M 8.6 Dem 53.3% 34.3% $2,008 13.7% 144
03 Santa Clara County Pop 1.79M · 44% renters · 29% on rent · $2,829 · 22 cities 1.79M 8.2 Dem 44.1% 28.6% $2,829 7.0% 22
04 Alameda County Pop 1.65M · 45% renters · 30% on rent · $2,446 · 21 cities 1.65M 7.9 Dem 44.8% 30.2% $2,446 9.3% 21
05 San Diego County Pop 3.07M · 46% renters · 34% on rent · $2,275 · 56 cities 3.07M 7.8 Dem 46.3% 34.0% $2,275 10.5% 56
06 Monterey County Pop 360,373 · 51% renters · 33% on rent · $2,042 · 25 cities 360,373 7.5 Dem 51.2% 32.5% $2,042 13.2% 25
07 Marin County Pop 239,409 · 35% renters · 33% on rent · $2,765 · 30 cities 239,409 7.3 Dem 35.2% 33.4% $2,765 8.4% 30
08 Santa Barbara County Pop 428,748 · 49% renters · 34% on rent · $2,172 · 28 cities 428,748 7.2 Dem 48.9% 33.6% $2,172 14.3% 28
09 Orange County Pop 3.17M · 44% renters · 34% on rent · $2,474 · 51 cities 3.17M 7.2 Dem 44.4% 33.7% $2,474 9.5% 51
10 Santa Cruz County Pop 224,718 · 42% renters · 32% on rent · $2,268 · 33 cities 224,718 7.2 Dem 42.0% 32.2% $2,268 11.7% 33
11 Sonoma County Pop 394,819 · 40% renters · 32% on rent · $2,196 · 35 cities 394,819 7.1 Dem 39.6% 32.4% $2,196 8.5% 35
12 Sacramento County Pop 1.58M · 41% renters · 33% on rent · $1,866 · 35 cities 1.58M 7.1 Dem 40.6% 33.0% $1,866 12.6% 35
13 San Mateo County Pop 725,367 · 42% renters · 29% on rent · $2,902 · 33 cities 725,367 7.1 Dem 41.7% 29.4% $2,902 6.5% 33
14 Ventura County Pop 801,166 · 36% renters · 34% on rent · $2,349 · 25 cities 801,166 7.0 Dem 36.3% 34.4% $2,349 9.0% 25
15 Merced County Pop 244,698 · 46% renters · 32% on rent · $1,373 · 24 cities 244,698 7.0 Dem 46.3% 31.7% $1,373 18.8% 24
16 Humboldt County Pop 111,307 · 46% renters · 37% on rent · $1,357 · 39 cities 111,307 7.0 Dem 46.3% 36.9% $1,357 19.4% 39
17 Contra Costa County Pop 1.23M · 34% renters · 34% on rent · $2,550 · 50 cities 1.23M 7.0 Dem 33.9% 33.5% $2,550 8.2% 50
18 Yolo County Pop 209,974 · 47% renters · 36% on rent · $1,802 · 16 cities 209,974 6.9 Dem 47.1% 36.3% $1,802 17.9% 16
19 Imperial County Pop 164,040 · 44% renters · 32% on rent · $1,076 · 19 cities 164,040 6.9 Dem 44.5% 32.1% $1,076 19.9% 19
20 Fresno County Pop 905,932 · 46% renters · 33% on rent · $1,414 · 45 cities 905,932 6.9 Dem 46.1% 33.1% $1,414 19.3% 45
See all 58 counties in California →
Highest-risk cities in California
Sorted by Eviction Risk Score · highest first
Map view
City↕ Population↕ Risk↕ Lean↕ Renters↕ % income on rent↕ Avg rent↕ Poverty↕
01 San Francisco Pop 830,235 · 62% renters · 25% on rent · $2,476 830,235 9.9 Dem 61.8% 25.1% $2,476 10.6%
02 Isla Vista Pop 13,920 · 99% renters · 50%+ on rent · $1,878 13,920 9.9 Dem 98.8% 50%+ $1,878 69.3%
03 Los Angeles Pop 3,857,263 · 64% renters · 35% on rent · $1,933 3,857,263 9.8 Dem 64.0% 35.0% $1,933 16.6%
04 Oakland Pop 439,418 · 58% renters · 31% on rent · $1,979 439,418 9.6 Dem 57.7% 30.6% $1,979 13.7%
05 Cudahy Pop 22,087 · 86% renters · 36% on rent · $1,711 22,087 9.6 Dem 85.8% 35.7% $1,711 27.9%
06 Marina del Rey Pop 9,176 · 94% renters · 29% on rent · $3,500+ 9,176 9.6 Dem 94.4% 28.6% $3,500+ 0.8%
07 Bell Gardens Pop 38,229 · 79% renters · 34% on rent · $1,694 38,229 9.5 Dem 78.8% 33.5% $1,694 21.8%
08 West Hollywood Pop 34,884 · 80% renters · 28% on rent · $2,091 34,884 9.2 Dem 80.2% 27.9% $2,091 13.1%
09 Long Beach Pop 455,548 · 59% renters · 33% on rent · $1,871 455,548 9.1 Dem 58.8% 32.8% $1,871 15.0%
10 Glendale Pop 190,748 · 65% renters · 38% on rent · $2,182 190,748 9.1 Dem 64.8% 37.8% $2,182 13.4%
11 Santa Monica Pop 91,169 · 72% renters · 28% on rent · $2,402 91,169 9.1 Dem 72.1% 27.5% $2,402 11.6%
12 Huntington Park Pop 53,108 · 76% renters · 34% on rent · $1,505 53,108 9.1 Dem 75.8% 34.2% $1,505 17.6%
13 Beverly Hills Pop 31,624 · 59% renters · 33% on rent · $2,830 31,624 9.1 Dem 59.0% 33.0% $2,830 9.0%
14 San Jose Pop 990,138 · 44% renters · 30% on rent · $2,669 990,138 9.0 Dem 44.2% 30.1% $2,669 7.9%
15 Hawthorne Pop 85,191 · 73% renters · 35% on rent · $1,782 85,191 9.0 Dem 72.8% 35.4% $1,782 16.4%
16 Westmont Pop 34,123 · 72% renters · 45% on rent · $1,466 34,123 9.0 Dem 71.7% 44.6% $1,466 24.4%
17 Bell Pop 32,476 · 74% renters · 40% on rent · $1,575 32,476 9.0 Dem 73.5% 40.3% $1,575 22.8%
18 Emeryville Pop 13,081 · 76% renters · 30% on rent · $2,936 13,081 8.9 Dem 75.8% 29.6% $2,936 9.6%
19 Maywood Pop 24,317 · 69% renters · 34% on rent · $1,525 24,317 8.8 Dem 69.5% 33.5% $1,525 18.6%
20 Inglewood Pop 104,569 · 64% renters · 36% on rent · $1,787 104,569 8.7 Dem 63.8% 35.5% $1,787 14.9%
21 Florence-Graham Pop 60,690 · 63% renters · 36% on rent · $1,521 60,690 8.7 Dem 63.4% 35.7% $1,521 21.4%
22 San Diego Pop 1,389,526 · 53% renters · 32% on rent · $2,313 1,389,526 8.6 Dem 52.7% 32.4% $2,313 11.1%
23 Santa Ana Pop 312,534 · 55% renters · 32% on rent · $2,082 312,534 8.6 Dem 55.4% 31.9% $2,082 11.1%
24 Berkeley Pop 120,257 · 56% renters · 34% on rent · $2,133 120,257 8.6 Dem 55.8% 34.0% $2,133 16.8%

Statewide heatmap

Click any city for the breakdown

Cost of living in California

BEA Regional Price Parities 2024 · US=100

California is the most expensive of 51 states overall (10.7% more expensive than the U.S. average). For housing services, it ranks #2 of 51 states, the single biggest driver of rent-to-income ratio statewide.

vs. neighbors & U.S. average
California all-items price level vs. peer states (% diff from U.S. average)+11%CA+3%OR+7%WA+10%HI+3%COavgUSU.S. avg (0%)
By basket of goods
California price levels by basket (% diff from U.S. average)+11%All items+6%Goods+54%Housing+59%UtilitiesU.S. avg (0%)

Source: U.S. Bureau of Economic Analysis Regional Price Parities, 2024 release. Indexed to U.S. = 100. Values above 100 mean the state is more expensive than the national average for that basket of goods or services. Higher housing-services RPP is the strongest single predictor of statewide rent-to-income ratio.

Peer states

Same Census region, closest by Eviction Risk Score
OR
Oregon eviction risk
6.3
/ 10 · Elevated
Rent-to-income ratio 31.3%
WA
Washington eviction risk
6.1
/ 10 · Elevated
Rent-to-income ratio 30.3%
HI
Hawaii eviction risk
5.9
/ 10 · Elevated
Rent-to-income ratio 34.2%
CO
Colorado eviction risk
5
/ 10 · Moderate
Rent-to-income ratio 32.3%

California eviction rules at a glance

Quick-reference card for landlords and tenants
Notice requirement
See state statute; varies by lease type
Court filing fee
See county clerk; varies
Statewide rent cap
5% + CPI · AB 1482 · 10% max
Landlord-risk tier
Very High · Eviction Risk Score 9/10
Statewide rules

What every California landlord operates under.

California rates High for landlord-side eviction risk, with a statewide average of 8 out of 10 across its 1,594 cities. That is the 4th-toughest reading of the 51 states and DC we score, and it reflects a stack of tenant protections that few other states match: statewide rent caps under AB 1482, just-cause termination rules, and courts that read procedural defects strictly.

Roughly 44.6% of California households rent, and the typical renter spends about 33.2% of income on housing at an average rent near $2,102 a month. Those cost pressures, combined with active tenant-defense organizations in the major metros, are what push contested cases long and make airtight paperwork the difference between a clean possession and a dismissed filing.

How eviction works in California

California eviction is an unlawful detainer action governed by the Code of Civil Procedure. For nonpayment of rent the first step is a 3-day notice to pay or quit (CCP section 1161(2)), and the demand has to state the exact rent owed, not late fees or a running balance, or it can be voided on its face. A curable lease violation uses a 3-day notice to perform or quit (CCP section 1161(3)); serious incurable conduct uses a 3-day unconditional quit (CCP section 1161(4)). Ending a tenancy without fault takes a 30-day notice under one year or a 60-day notice at one year or more (Civil Code section 1946.1), and where AB 1482 just-cause applies, a no-fault termination requires a 60-day notice plus relocation assistance under Civil Code section 1946.2. An uncontested case typically runs 35 to 60 days from notice to lockout; a contested one runs 75 to 180 days.

What an eviction costs

Court and enforcement fees are modest: a filing fee of $240 to $435 and a sheriff lockout fee of $75 to $145. The real money is legal time and lost rent. A contested California case with counsel runs roughly $1,500 to $4,500 in attorney fees on top of the rent that goes uncollected across a 75 to 180 day timeline. At an average rent near $2,102 a month, the lost-rent line usually dwarfs the court costs.

Rent control and just cause

AB 1482 (Civil Code section 1947.12) caps annual rent increases at 5% plus CPI, with a hard ceiling of 10%, on most units more than 15 years old. Just-cause protection under Civil Code section 1946.2 means a landlord generally needs a legally specified reason to end a covered tenancy. The Costa-Hawkins Act limits but does not preempt local rent control, so cities can layer their own stricter ordinances on top of the state floor. Forgetting the relocation payment on a no-fault termination is its own cause of action: a tenant can recover damages without ever winning the possession case.

Tenant protections landlords must respect

California requires 24 hours of advance notice before entry, enforces the implied warranty of habitability (Civil Code section 1941), and bars retaliation (Civil Code section 1942.5). Source-of-income discrimination is illegal, so a landlord cannot refuse a Section 8 voucher (Government Code section 12927, SB 329). Screening is constrained too: blanket criminal-history bans are prohibited under FEHA, and application fees are capped near $62.22 and adjusted annually (Civil Code section 1950.6). Fair-housing enforcement runs through the California Civil Rights Department.

Where risk concentrates

Risk is not evenly spread. San Francisco County tops the state at 9.2 and Los Angeles County reads 7.4, while the statewide floor sits at 3.5 in the rural interior. At the city level, San Francisco eviction risk (9.2), Los Angeles eviction risk (9.1), and Oakland eviction risk (9.1) are the hardest places in California to operate as a landlord; San Jose eviction risk and Long Beach eviction risk both read 8.4.

Against its western neighbors, California is the most tenant-protective by a wide margin. Its 8/10 sits well above Oregon (6.6), Colorado (5.9), Washington (5.7), New Mexico (5.4), and Nevada (5.1). Every one of those states has lighter rent-cap and just-cause exposure, so a landlord moving a portfolio across the California line typically trades a faster, cheaper process for a slower, defense-heavy one.

Reviewed by the NextGen Properties Research Team. Statute and fee data current as of April 17, 2026 (California Civil Code and Code of Civil Procedure). Risk scores derive from ACS 2023 5-year estimates, county court timelines, and 2024 county presidential margins.

Frequently asked

Frequently asked questions about California eviction risk

Q1

Is California landlord-friendly?

No. California rates High for landlord eviction risk at 8/10, the 4th-toughest of 51 states, driven by statewide just-cause rules and AB 1482 rent caps.
Q2

How long does an eviction take in California?

An uncontested unlawful detainer runs about 35 to 60 days from notice to sheriff lockout. A contested case runs 75 to 180 days once the tenant files an answer and the matter goes to trial.
Q3

How much does an eviction cost in California?

Court and sheriff fees are small: a $240 to $435 filing fee and a $75 to $145 sheriff lockout fee. A contested case adds roughly $1,500 to $4,500 in attorney fees, plus lost rent across the timeline.
Q4

Does California have rent control?

Yes. AB 1482 (Civil Code section 1947.12) caps annual increases at 5% plus CPI, with a 10% ceiling, on most units over 15 years old. Costa-Hawkins limits but does not preempt local ordinances, so many cities add stricter caps.
Q5

Can a landlord refuse Section 8 in California?

No. Source-of-income discrimination is illegal in California (Government Code section 12927, SB 329), so an otherwise-qualified Housing Choice Voucher applicant cannot be turned away for using the voucher.
Q6

What notice is required to evict in California?

Nonpayment uses a 3-day notice to pay or quit (CCP section 1161(2)). No-cause endings use a 30-day notice under one year or a 60-day notice at one year or more (Civil Code section 1946.1). Where just-cause applies, a no-fault termination needs a 60-day notice plus relocation assistance (Civil Code section 1946.2).