California Just-Cause Eviction Law 2026
Just cause required, landlords must cite a permitted reason to terminate a tenancy.
✓ Just Cause RequiredJust-Cause Eviction in California
Under Cal. Civ. Code § 1946.2 (AB 1482, effective Jan 1 2020), landlords in California may not terminate a tenancy without a legally recognized reason. Most residential units 15+ years old; single-family homes with written notice, condos may be exempt. All permitted grounds fall into two categories: at-fault (tenant behavior) and no-fault (landlord business reasons).
At-Fault Grounds (Tenant Behavior)
- Nonpayment of rent
- Breach of a material lease term after written notice to cure
- Maintaining or creating a nuisance
- Criminal activity on premises or against residents/neighbors
- Subletting or assigning tenancy without landlord consent
- Refusal to allow lawful landlord entry after written notice
- Using the unit for unlawful purposes
- Employee/manager tenancy terminated for cause
No-Fault Grounds (Landlord Business Reasons)
- Owner, spouse, domestic partner, child, parent, or grandparent moving in (90-day notice; relocation fee = 1 month rent)
- Withdrawal from rental market, Ellis Act (120-day notice; 1-year for elderly/disabled)
- Demolition with permits (30-day notice)
- Substantial remodel requiring 30+ days' work and permits (30-day notice; relocation fee = 1 month rent)
Key Rules at a Glance
| Rule | Requirement | Source |
|---|---|---|
| Just cause required | Yes | Cal. Civ. Code § 1946.2 (AB 1482, effective Jan 1 2020) |
| Pay-or-quit notice period | 3 days | Cal. Civ. Proc. Code § 1161 |
| No-cause notice | Not permitted (just-cause only) | Cal. Civ. Code § 1946.2 (AB 1482, effective Jan 1 2020) |
| Coverage | Most residential units 15+ years old; single-family homes with written notice, condos may be exempt. | Cal. Civ. Code § 1946.2 (AB 1482, effective Jan 1 2020) |
What This Means for Landlords in California
Landlords in California must serve a specific written notice citing the statutory ground for eviction. Serving a no-cause termination notice on a covered tenant is unlawful and will result in dismissal of any subsequent eviction action. For at-fault evictions based on a curable violation, landlords must give the tenant an opportunity to cure before proceeding to court. For no-fault evictions such as owner move-in, the landlord must typically pay relocation assistance, check the specific requirements in Cal. Civ. Code § 1946.2 (AB 1482, effective Jan 1 2020).
Tenants who believe they have been evicted without a permitted just-cause reason, or as retaliation for exercising a legal right, may file a wrongful eviction claim. Damages can include actual damages, attorney's fees, and in some jurisdictions punitive damages of up to three times the monthly rent.
Major Cities in California
View the landlord risk profile, eviction rates, and rental market data for major cities in California:
Frequently Asked Questions
Does California require just cause to evict a tenant?
Yes. Under Cal. Civ. Code § 1946.2 (AB 1482, effective Jan 1 2020), landlords in California must have a legally recognized reason, such as nonpayment of rent or owner move-in, before terminating a tenancy. Coverage: Most residential units 15+ years old; single-family homes with written notice, condos may be exempt.
How many days' notice must a landlord give for nonpayment of rent in California?
Under Cal. Civ. Proc. Code § 1161, a landlord must give a tenant 3 days' written notice to pay or vacate before filing an eviction action for nonpayment of rent.
Can a landlord in California evict a tenant with no reason given?
Generally no, California law requires landlords to state a permitted reason. However, some exemptions apply (Most residential units 15+ years old; single-family homes with written notice, condos may be exempt.). Landlords evicting without just cause may face tenant claims for wrongful eviction.
What is the difference between at-fault and no-fault eviction?
An at-fault eviction is based on something the tenant did (or failed to do), nonpayment of rent, lease violation, criminal activity, nuisance. A no-fault eviction occurs when the landlord needs the unit for a permitted purpose unrelated to tenant behavior, such as owner move-in, demolition, or substantial rehabilitation. In just-cause states, both types are allowed but must match the statutory list; in non-just-cause states, landlords need not choose any category at all for month-to-month tenancies.
Related Guides for California Landlords
Just-Cause Laws in Other States
Data sourced from California published statutes (Cal. Civ. Proc. Code § 1161), U.S. Census Bureau American Community Survey 2023 5-Year Estimates. Last updated August 28, 2026. This page is for informational purposes only and does not constitute legal advice. Consult a licensed attorney for your specific situation.