Last updated: August 4, 2026
Just Cause Eviction California: 10 Legal Reasons (2026)
AB 1482 requires a legally valid reason to evict after 12 months. Wrong reason = wrongful eviction lawsuit. Here are the 10 grounds, notice rules, and relocation costs.
Key Takeaways
- Just cause required after 12 months of tenancy under AB 1482
- 6 at-fault reasons + 4 no-fault reasons (10 total)
- No-fault evictions require relocation assistance (1 month’s rent)
- Wrong eviction reason = wrongful eviction lawsuit + $2,500+ damages
- Extended through January 1, 2035 by AB 12
Under California’s AB 1482 (Tenant Protection Act), landlords cannot terminate a tenancy without a legally valid reason once a tenant has occupied a unit for 12 months or more. The law provides 10 specific grounds — 6 “at-fault” reasons where the tenant caused the problem, and 4 “no-fault” reasons where the landlord needs the property back. No-fault evictions require the landlord to pay relocation assistance equal to one month’s rent. Violations carry penalties of at least $2,500 or three times actual damages, whichever is greater.
At-Fault Just Cause (6 Reasons)
These apply when the tenant has done something wrong. No relocation assistance is required.
1. Nonpayment of Rent
Tenant fails to pay rent after it is due. Requires a 3-day notice to pay or quit. The most common ground for eviction in California.
2. Material Breach of Lease
Tenant violates a material term of the lease after receiving written notice to cure. The notice must specify the violation and give reasonable time to fix it.
3. Nuisance
Ongoing disturbance that substantially interferes with other tenants’ quiet enjoyment. Document every incident with dates, times, and witnesses.
4. Criminal Activity
Criminal activity on the premises or directed at the property. Does not require a criminal conviction — but document evidence thoroughly.
5. Refusal to Sign Lease Renewal
Tenant refuses to sign a substantially similar lease when the current lease expires. The new terms must be comparable — you cannot use this to impose materially different conditions.
6. Refusal to Allow Entry
Tenant repeatedly denies lawful landlord access under Civil Code §1954 (24-hour written notice for repairs, inspections, showings). Must show a pattern, not a single incident.
7. Unauthorized Subletting
Subletting the unit in violation of lease terms after receiving written notice that the subletting is not permitted.
No-Fault Just Cause (4 Reasons)
These apply when the landlord needs the property back for legitimate reasons — not the tenant’s fault. Relocation assistance is required for all no-fault evictions.
1. Owner or Family Member Move-In
Owner or immediate family member intends to occupy the unit as their primary residence. Must actually move in within 90 days and stay for at least 12 months. Owner move-in fraud carries severe penalties.
2. Withdrawal from Rental Market (Ellis Act)
Removing all units in the building from the rental market. Requires 120-day notice (1 year for elderly or disabled tenants in some jurisdictions). Cannot selectively remove individual units.
3. Government Order to Vacate
City or county order due to code violations, health hazards, or uninhabitable conditions that require vacancy for remediation.
4. Substantial Remodel
Renovation requiring tenant vacancy for 60+ days, with permits pulled from the city, that cannot reasonably be completed with the tenant in place.
Relocation assistance required: For ALL no-fault evictions, the landlord must pay the tenant one month’s current rent within 15 calendar days of serving the termination notice. Alternative: waive the tenant’s final month of rent.
Relocation Assistance Requirements
| Requirement | Detail |
|---|---|
| Amount (AB 1482) | One month’s current rent |
| Payment deadline | Within 15 calendar days of serving notice |
| Alternative | Waive tenant’s final month of rent |
| Los Angeles (RSO) | $7,900 – $22,800 depending on tenant circumstances |
| San Francisco | Up to $7,744 per tenant |
| Oakland | Varies; $1,000/day penalty for noncompliance |
Properties Exempt from Just Cause
- Single-family homes — if proper written exemption notice was provided and owner is not a corporation/REIT
- New construction — buildings less than 15 years old (certificate of occupancy)
- Owner-occupied duplexes — owner must live in one of the two units
- Deed-restricted affordable housing with regulatory agreements
No notice = no exemption. If you did not provide the written exemption notice using the exact statutory language from Civil Code §1946.2(e), just cause protections apply to your tenants — even if the property would otherwise qualify for exemption.
Common Mistakes Landlords Make
- Serving the wrong notice type — confusing 3-day, 30-day, and 60-day notices or using the wrong one for the situation
- Not paying relocation assistance before the termination date — failure to pay makes the no-fault termination invalid
- Owner move-in fraud — not actually occupying the unit for 12 months after the tenant leaves. Courts impose severe penalties.
- Confusing local just cause with AB 1482 — many cities (LA, SF, Oakland) have stricter rules with additional requirements
- Evicting before 12 months using no-fault reasons that only apply after just cause protections kick in
Just Cause by City
These cities have their own just cause ordinances with requirements beyond AB 1482:
| City | Local Ordinance | Additional Requirements |
|---|---|---|
| Los Angeles | RSO Just Cause | Higher relocation: $7,900–$22,800; registration required |
| San Francisco | Rent Ordinance | 13 just cause grounds; relocation up to $7,744/tenant |
| Oakland | Just Cause Ordinance | Covers all units built before 1996; relocation required |
| Berkeley | Rent Stabilization | Owner move-in limited to one unit per building |
| San Jose | Apartment Rent Ordinance | 12 just cause grounds; relocation assistance |
| Santa Monica | Rent Control | Criminal penalties for wrongful eviction |
Frequently Asked Questions
Can I evict a tenant without cause in California?
After 12 months of tenancy, no. AB 1482 requires one of 10 legally valid reasons. Before 12 months, you may terminate with proper notice (30 or 60 days depending on tenancy length). However, some cities like Los Angeles, San Francisco, and Oakland require just cause from day one for covered properties.
How much relocation assistance do I owe for a no-fault eviction?
Under AB 1482, one month’s current rent, paid within 15 calendar days of serving the termination notice. Some cities require significantly more — Los Angeles up to $22,800, San Francisco up to $7,744 per tenant. The amount is based on the tenant’s current rent, not fair market rent.
Does just cause apply to month-to-month tenants?
Yes. Once a tenant has occupied a unit for 12 months, just cause applies regardless of whether they have a written lease or are month-to-month. You cannot simply “choose not to renew” to avoid just cause requirements. The protection is based on length of occupancy, not lease type.
Written by Rachid Abadli
Sacramento-based landlord and founder of LeaseBase
This guide is based on California Civil Code §1946.2, the Tenant Protection Act of 2019 (AB 1482), AB 12 (2024 extension), and current case law. Sources verified against the California Legislative Information database.
Related Resources
AB 1482 Complete Guide
Everything about California’s Tenant Protection Act in one place.
Read the guide →AB 1482 Rent Cap Calculator
Calculate your maximum rent increase using current CPI data.
Calculate now →Notice Templates
Free copy-paste notice templates with correct statutory language.
Get templates →Penalties & Violations
What AB 1482 violations cost — with real dollar amounts.
See penalties →CA Eviction Process Guide
Step-by-step eviction timeline, notices, and court procedures.
Learn the process →CA Landlord Checklist
Every compliance requirement California landlords must meet in 2026.
Read checklist →Stay compliant without the guesswork
LeaseBase™ automatically tracks just cause requirements, notice deadlines, and relocation obligations for every unit in your portfolio.
Free for your first 3 units. No credit card required.
This guide is for informational purposes only and does not constitute legal advice. Just cause eviction requirements vary by city and may impose additional obligations beyond AB 1482. Consult a qualified California real estate attorney for guidance on your specific situation.