California has been at the forefront of strengthening tenant protections in recent years. One of the most significant changes is the just-cause eviction law, found under California Civil Code Section 1946.2. This statute limits when landlords can terminate a tenancy, especially after a tenant has lived in a rental unit for more than 12 months.
For landlords, understanding this law isn’t optional—it’s essential. Missteps can lead to costly legal disputes, while compliance provides both protection and predictability.
What Is Just-Cause Eviction?
A “just-cause” eviction means that a landlord must have a legally valid reason to end a tenancy. This differs from traditional “no-cause” or “no-fault” terminations, where landlords could once give notice without explanation.
The law applies to most residential rental properties in California, with some exemptions. If your property is covered, you’ll need to follow specific procedures before ending a tenancy.
California Civil Code Section 1946.2 Explained
The statute establishes clear guidelines on when just-cause rules apply:
Coverage Threshold: Applies once a tenant has lived in the unit for 12 months. If multiple tenants occupy the unit and one moves out, the threshold extends to 24 months for the household.
Exemptions: Some properties are not covered, including owner-occupied homes with fewer than two units, certain single-family residences, and new construction under 15 years old. However, exemptions can be tricky—landlords should confirm eligibility before relying on them.
Knowing whether your rental is covered under Civil Code §1946.2 is the first step before serving any notice.
Types of “Just Cause” Grounds for Eviction
The law breaks down just-cause grounds into two categories: at-fault and no-fault.
At-Fault Just Cause includes:
- Failure to pay rent
- Breach of material lease terms (such as unauthorized subletting or pets)
- Refusal to allow lawful entry by the landlord
- Using the property for unlawful purposes or creating a nuisance
No-Fault Just Cause includes:
- The landlord or immediate family member moving into the property
- Permanent removal of the rental from the housing market
- Substantial renovations that require vacancy
- A government order to vacate the property
For no-fault evictions, landlords often must provide relocation assistance or a rent waiver equal to one month’s rent.
How Just-Cause Laws Also Protect Landlords
While the statute is designed to protect tenants from sudden displacement, it also offers advantages to landlords:
- Creates clear, legally defined grounds for ending a tenancy
- Provides a strong defense against wrongful eviction claims
- Reduces the likelihood of drawn-out tenant disputes by tying actions directly to statutory authority
- Promotes consistency and fairness, which strengthens landlord credibility with tenants and regulatory agencies
When handled properly, just-cause rules give landlords a safer legal framework to manage their properties.
Notice Requirements and Documentation
Landlords must serve proper written notice before moving forward with an eviction. The notice period varies depending on the circumstances:
- 30-day or 60-day notices for most terminations, depending on length of tenancy
- 90-day notice if the property is being withdrawn from the rental market under the Ellis Act
In addition, landlords must:
- Document lease violations, tenant communications, and property inspections
- Provide relocation assistance or rent waivers for no-fault evictions
- Ensure all notices meet statutory formatting and delivery requirements
Thorough documentation is the landlord’s strongest safeguard against disputes.
Tenant Protections Landlords Must Consider
Even when just cause exists, landlords must be cautious. Tenants are protected from eviction if the action is retaliatory—such as filing a complaint about unsafe conditions—or discriminatory under fair housing laws.
Failure to comply can expose landlords to penalties, lawsuits, and reputational harm. That’s why it’s critical to balance enforcement of lease terms with adherence to tenant protections.
Common Mistakes Landlords Make
Even experienced landlords can stumble when navigating just-cause eviction laws. One of the most common mistakes is assuming a property is exempt without confirming eligibility, which can result in an unlawful eviction claim. Another frequent issue is serving notices that are incomplete or legally insufficient, leaving room for tenants to challenge the action.
Landlords also sometimes forget to provide relocation assistance in no-fault situations, a requirement that cannot be overlooked. Finally, many try to proceed with eviction without strong documentation of lease breaches, which often causes delays or dismissal of the case. Each of these missteps can create costly setbacks, highlighting the importance of precision and proper legal guidance.
How Landlords Can Protect Themselves
Landlords can stay ahead by putting preventative measures in place:
- Conduct detailed tenant screenings before leasing
- Keep careful records of lease agreements, tenant communications, and property inspections
- Review leases to ensure they align with California Civil Code §1946.2 requirements
- Consult an experienced real estate attorney before serving notices or filing eviction actions
By taking a proactive approach, landlords not only comply with the law but also protect their financial interests.
Protecting Your Property and Your Rights
California’s just-cause eviction law has reshaped the landlord-tenant landscape. While it places limits on when and how a tenancy may be terminated, it also provides landlords with a clear legal framework to follow. By understanding the rules, avoiding common pitfalls, and working with a knowledgeable legal team, landlords can protect their properties, reduce risk, and maintain strong tenant relationships.
If you’re a landlord navigating eviction issues, lease compliance, or tenant disputes, the attorneys at Stone & Sallus are here to help. We provide practical guidance tailored to California law so you can move forward with confidence.
