JCO vs. RSO in Los Angeles: A Landlord’s Guide to Evictions in 2025

JCO vs. RSO in Los Angeles: A Landlord’s Guide to Evictions in 2025

JCO vs. RSO in Los Angeles: A Landlord’s Guide to Evictions in 2025

 

As a landlord in Los Angeles, navigating tenant eviction laws can feel like walking through a legal minefield. The Just Cause Ordinance (JCO) and Rent Stabilization Ordinance (RSO) govern how and when you can reclaim your property—but they’re not the same. At Mirage Law, we’re here to cut through the confusion and keep your rental business on solid ground. Whether your property falls under JCO or RSO, this guide breaks down the eviction process, key differences, restrictions, and requirements as of March 12, 2025. Need help? Book an appointment with Mirage Law or call us at 424-256-6686 to get it done right.

What’s the Difference Between JCO and RSO?

  • RSO (Rent Stabilization Ordinance): Applies to units built on or before October 1, 1978 (LAMC 151.02). It caps rent increases (4% annually from July 1, 2024, to June 30, 2025, plus 1% per utility like gas/electric) and requires just cause for eviction. Think older apartments, duplexes, or mobilehomes—about 70% of LA’s rental stock.
  • JCO (Just Cause Ordinance): Covers most other residential properties not under RSO, like single-family homes or newer units built after October 1, 1978 (LAMC 165.03). It mandates just cause for eviction but doesn’t control rent hikes unless state law (AB 1482) applies (8.9% max through July 31, 2025). Protections kick in after 6 months or the first lease ends.

Key Difference: RSO ties your hands on both rent and evictions; JCO focuses solely on eviction rules, leaving rent increases freer (within state limits). Unsure which applies to your property? Call Mirage Law at 424-256-6686 to confirm.

Step-by-Step Eviction Process Under JCO and RSO

Evicting a tenant in LA follows a similar path under both ordinances, but the details matter. Here’s how it works:

Step 1: Identify Your Just Cause

You can’t evict without a legal reason—both JCO and RSO demand just cause. These fall into two buckets:

  • At-Fault (Tenant’s Fault): Non-payment of rent, lease violations (e.g., unauthorized pets), nuisance, or illegal activity (LAMC 151.09.A, 165.03.H).
  • No-Fault (Your Decision): Landlord/family occupancy, demolition, government order, or pulling the unit off the rental market (e.g., Ellis Act). No-fault evictions require relocation assistance under both ordinances.

RSO Restriction: No eviction if a comparable vacant unit exists or the tenant is protected (e.g., 62+, disabled, 10+ years tenancy, or terminally ill). JCO has similar protections but applies after 6 months/lease end. Schedule with Mirage Law to verify your cause is legit.

Step 2: Serve the Eviction Notice

  • At-Fault: Serve a 3-Day Notice (Pay or Quit, Perform or Quit) detailing the issue. For non-payment, include the exact amount owed.
  • No-Fault: Serve a 60-Day Notice (e.g., landlord move-in) or longer (120 days or 1 year for certain cases like tenant illness—check LAMC 151.30).

Requirement: File a copy with the Los Angeles Housing Department (LAHD) within 3 business days of serving the tenant (LAMC 151.09.C.9, 165.05.B.5). Botch this, and your eviction’s dead. Call Mirage Law at 424-256-6686 for a foolproof notice.

Step 3: Wait Out the Notice Period

  • 3 Days: For at-fault issues (weekends/holidays excluded).
  • 60+ Days: For no-fault, starting the day after service. No standalone 30-day notices exist in LA anymore—just cause is mandatory.

If the tenant doesn’t fix it or leave, you’re set to escalate. Confused about timing? Book with Mirage Law to stay on track.

Step 4: File the Unlawful Detainer Lawsuit

If they stay put:

  • Forms: Summons (SUM-130), Complaint – Unlawful Detainer (UD-100), Civil Case Cover Sheet (CM-010), and Proof of Service.
  • Where: Stanley Mosk Courthouse (111 N. Hill St., LA) or your local branch.

Court assigns a case number—don’t mess up the paperwork. Call Mirage Law at 424-256-6686 to file it right the first time.

Step 5: Serve the Lawsuit

  • Who: A third party (process server or sheriff).
  • How: Personal delivery, substituted service, or post-and-mail.
  • Deadline: File Proof of Service with the court within 5 days.

Tenants get 10 days to respond. No answer? You’ve got an uncontested eviction. Need help serving? Schedule with Mirage Law.

Step 6: Secure a Default Judgment

If no response in 10 days:

  • Forms: Request for Entry of Default (CIV-100), Judgment – Unlawful Detainer (UD-110), Writ of Execution (EJ-130).
  • Submit: To the clerk with copies and a stamped envelope.

Court processes it in 1-2 weeks, locking in your win. Errors here cost time—call Mirage Law at 424-256-6686 to nail it.

Step 7: Obtain the Writ of Possession

Court issues a Writ of Possession—take it to the LA County Sheriff’s Civil Process Branch (110 N. Grand Ave., LA). Speed is key—book with Mirage Law to move fast.

Step 8: Sheriff Lockout

  • Notice: Sheriff posts a 5-day Notice to Vacate.
  • Lockout: After 5 days, they remove the tenant and hand you the keys (1-3 weeks, depending on backlog).

You’re back in control! Want a seamless lockout? Call Mirage Law at 424-256-6686.

Restrictions and Requirements: JCO vs. RSO

  • Rent Control:
    • RSO: Caps at 4% (July 2024–June 2025), plus 1% per utility. One increase per year.
    • JCO: No cap unless AB 1482 applies (8.9% max through July 2025). More flexibility but check state rules.
  • Relocation Assistance (No-Fault):
    • RSO: Ranges from $7,000–$18,300 based on tenancy length, age, disability, or dependents (LAMC 151.09.G).
    • JCO: One month’s rent for single-family dwellings (if you own ≤4 units + 1 separate home); otherwise, tied to bedroom size (LAMC 165.03.I).
    • Deadline: Pay within 15 days of notice or via escrow (RAC 960).
  • LAHD Filings:
    • Both require notice filing within 3 days.
    • RSO: Additional filings for no-fault (e.g., Declaration of Intent to Evict) and occupancy updates (3 months, 1st/2nd anniversaries—$250/day fine if missed).
  • Tenant Protections:
    • RSO: No eviction if vacant comparable unit exists or tenant is protected (e.g., elderly, long-term).
    • JCO: Similar protections after 6 months/lease end, but less stringent on vacancies.

Why Mirage Law Is Your Best Move

LA’s JCO and RSO are packed with traps—miss a filing, pick the wrong cause, or skip relocation payments, and you’re stuck with a tenant longer than you planned. Mirage Law delivers:

  • Speed: We fast-track uncontested evictions.
  • Precision: No slip-ups, just results.
  • Landlord-First: We fight for your rights, not the tenant’s.

Don’t let red tape slow you down. Book your appointment now or call 424-256-6686 to take back your property—fast, cheap, and stress-free with Mirage Law.