In court-decided eviction outcomes for San Dimas, CA, tenants prevail in roughly 57.5% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
244d
filing → judgment
From the moment an unlawful-detainer notice is filed in San Dimas, CA until a money judgment is entered, a contested eviction takes about 244 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$15.7–30.5k
legal + lost rent
A typical eviction in San Dimas, CA costs landlords $15,715 to $30,532 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$2,278
39% stretched on rent
Average gross rent in San Dimas, CA is $2,278 per month per the U.S. Census American Community Survey (5-year 2023). 39% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
27.6%
of households
27.6% of occupied housing units in San Dimas, CA are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
9.2%
4.9% unemp.
9.2% of San Dimas, CA residents live below the federal poverty line, and unemployment runs at 4.9%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +32.9% (2024)
5.9
Regional political climate
County-weighted neighbor mix
5.9
State political climate
California legislature & governorship
6.8
Economic stress
9.2% poverty · 4.9% unemp.
5.7
Supply constraint
$2,278 average · 27.6% renters
7.9
Rent Control risk
38.6% of income on rent
8.6
Eviction process difficulty
244 days filing → judgment
6.5
Tenant organizing strength
27.6% renters
6.3
Housing court bias
County bench composition
6.7
Geographic context
Risk heat across San Dimas and the region
Click any city to see its score
How San Dimas compares
Risk score vs. peers, county, state, and the U.S.
Rank in Los Angeles County
Very Low
#140of 144 cities
#140 of 144 cities in Los Angeles County for landlord eviction risk.
Rank in California
Low
#1159of 1,594 cities
#1159 of 1,594 cities in California for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
7.6
/ 10 · HIGH
The verdict
A High-tier market.
Composite 7.6/10. High statutory friction with active tenant counsel, so assume defenses on every filing. The 50-year curve shows a sharp climb.
50-yr trend+5.0 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
244d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $2,278/mo. A contested eviction takes 244 days and costs $15,715–$30,532 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
27.6%
Renters
The renters
Who you'll be renting to.
Out of 33,789 residents, 27.6% rent. 39% are spending 30%+ income on rent, 9.2% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.9
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.9 and 5.9 (Dem margin +32.9% (2024)). State climate at 6.8, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
6.8
State politics
The process
Long calendar, heavy friction.
State political climate 6.8/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 6.5, housing court bias 6.7, rent-control risk 8.6. The slow part is the calendar, not the motion practice.
50-yr trendProcess difficulty +1.5 since '00
197620012026
Court-clerk data lands in the next release.
5.7
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 5.7. Supply constraint: 7.9. The numbers behind those: 9.2% poverty, 4.9% unemployment, 39% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
San Dimas sits in the slow & expensive quadrant
Bubble size = population · color = risk score
San Dimas · 244d · ~$23.1k all-in ($95/day) · score 7.6National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in San Dimas, California, presents a high-friction environment where attorney involvement on every filing is the norm. The Eviction Risk Score is 7.6/10 (HIGH tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a High-friction landlord market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
San Dimas is a city of 33,789 residents where 27.6% of occupied units are renter-occupied, and the typical renter spends 38.6% of income on rent. At an average rent of $2,278/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How San Dimas eviction process actually works
Eviction process difficulty here reads 6.5/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in San Dimas closes 244 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of San Dimas's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.7/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in San Dimas runs $15,715 to $30,532 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 244 days of typical timeline and $2,278/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 6.3/10 in San Dimas, and the city sits at the top of the rent control risk spectrum (8.6/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In California, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in San Dimas: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a HIGH tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match California's statutory language. Fix those four, and most cases settle or default. Skip them, and a $30,532 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in San Dimas
Trap · 8.6/10
The 5.8/10 score weighs nine sub-factors including political climate, court bias, supply constraint, and tenant organizing strength. San Dimas's rent-control-risk sub-score is 8.6/10, driven by demographic and political pressure for tenant relief.
05FAQ
Frequently asked questions
Q1
What is the biggest risk for landlords in San Dimas?
The biggest risk is the combination of the long eviction timeline (244 days) and the high cost ($15,715-$30,532). This means many months of lost income while still paying your mortgage and property taxes. The statewide just-cause requirement also limits your flexibility in ending tenancies.
Q2
Can I evict a tenant for any reason in San Dimas?
No. California has statewide just-cause eviction requirements (Cal. Civ. Code § 1947.12). This means you must have a legally recognized "just cause" to evict, whether it's a fault-based reason (like non-payment of rent or lease violations) or a specific no-fault reason (like owner move-in, substantial renovations, or withdrawing the unit from the rental market).
Q3
How much notice do I need to give for non-payment of rent?
You must give a 3-day pay-or-quit notice. This is a strict deadline for the tenant to either pay the overdue rent or move out. If they do neither, you can proceed with filing an unlawful detainer action in court.
Q4
Is rent control an issue in San Dimas?
While San Dimas itself may not have local rent control ordinances beyond statewide laws, California has statewide rent control (AB 1482). This caps annual rent increases at 5% plus the percentage change in the cost of living, or 10%, whichever is lower. It also includes the just-cause eviction requirements. So, yes, California rent control rules apply in San Dimas.
Q5
When should I hire an attorney for an eviction?
As soon as you determine the tenant isn't going to pay or move after the 3-day notice expires. Do not attempt to file the unlawful detainer yourself in California. The legal landscape is too complex, and a single mistake can lead to your case being dismissed, forcing you to start over and incur even more costs and delays.
A 7.6/10 places San Dimas in the 32nd percentile of California cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to San Dimas (7.6/10)
Same risk band nationally · click any city for its full breakdown.
