No-Fault Evictions Under RSO in Los Angeles City: A Landlord’s Guide for 2025

Need to reclaim your rental property in Los Angeles without blaming the tenant? A no-fault eviction under the Rent Stabilization Ordinance (RSO) lets you do just that—but only if you follow strict rules. At Mirage Law, we specialize in guiding landlords through LA’s complex eviction laws to get results fast and affordably. Whether you’re moving in, renovating, or pulling a unit off the market, this guide covers the no-fault eviction process under RSO as of March 12, 2025. Ready to act? Book an appointment with Mirage Law or call us at 424-256-6686 to take control of your property today.

What Is a No-Fault Eviction Under RSO?

RSO applies to units built on or before October 1, 1978 (LAMC 151.02)—think older apartments or duplexes. A no-fault eviction means you’re ending the tenancy for reasons unrelated to tenant behavior, like:

• Landlord/Family Occupancy: You, your spouse, child, parent, grandparent, or grandchild want to live there (LAMC 151.09.A.8).
• Demolition or Conversion: You’re tearing down the building or converting it to condos.
• Government Order: A city agency orders the unit vacated (e.g., safety violations).
• Ellis Act Withdrawal: You’re removing all units from the rental market (LAMC 151.09.A.10).

Unlike at-fault evictions (e.g., non-payment), no-fault cases require relocation assistance and extra paperwork. Unsure if your property qualifies? Call Mirage Law at 424-256-6686 to find out.

Step-by-Step Process for a No-Fault Eviction Under RSO

Step 1: Confirm Your No-Fault Reason

You can only evict for these approved reasons:

• Occupancy: Must own 25% (self) or 50% (family) of the property; one-time use per person per complex; 2-year primary residency required (LAMC 151.30.B).
• Demolition/Conversion: Must intend permanent removal or major rehab (30+ days uninhabitable).
• Government Order: Provide the agency’s directive.
• Ellis Act: File with LAHD to withdraw all units for 5 years.

Restriction: No eviction if a comparable vacant unit (same bedrooms) exists or the tenant is protected (62+, disabled, 10+ years tenancy, or terminally ill—LAMC 151.30.E). Schedule with Mirage Law to validate your reason.

Step 2: File the Declaration of Intent with LAHD

Before serving a notice:

• Forms: Complete the Declaration of Intent to Evict (RSO version) and Relocation Services Application (available at housing.lacity.gov).
• Details: Include unit address, tenant names, your reason, and (for occupancy) the new occupant’s name/relationship.
• Proof: Attach your Grant Deed or Trust document showing ownership.
• Submit: Mail to LAHD – Landlord Declarations, P.O. Box 17100, Los Angeles, CA 90057, or email lahd.declarations@lacity.org.

Miss this step, and your eviction’s DOA. Call Mirage Law at 424-256-6686 to file it right.

Step 3: Serve the Eviction Notice

• 60-Day Notice: Standard for occupancy or demolition (LAMC 151.09.C).
• 120-Day or 1-Year Notice: Required if a tenant is elderly, disabled, or terminally ill (LAMC 151.30.D).
• Ellis Act: 120 days, extendable to 1 year with tenant hardship (LAMC 151.22).

Requirement: File a copy with LAHD within 3 business days of serving the tenant (online at lahd.service-now.com/efs). Serve via personal delivery, substituted service, or post-and-mail. Need a perfect notice? Book with Mirage Law.

Step 4: Pay Relocation Assistance

• Deadline: Within 15 days of serving the notice—pay directly or via escrow (RAC 960).
• Amounts: $7,000–$18,300 (2025 rates pending LAHD update), based on tenancy length (5+ years), age (62+), disability, or dependents (LAMC 151.09.G).
• Mom & Pop Discount: Reduced rates if you own ≤4 units, no other LA single-family home, and haven’t used this in 3 years (LAMC 151.09.G.5).

LAHD mails the exact amount—don’t skip it, or your eviction stalls. Call Mirage Law at 424-256-6686 to calculate and comply.

Step 5: Wait Out the Notice Period

• 60 Days: Starts day after service.
• 120 Days/1 Year: For protected tenants or Ellis Act cases.

If they don’t leave, escalate to court. Timing off? Schedule with Mirage Law to stay on track.

Step 6: File the Unlawful Detainer Lawsuit

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

Court assigns a case number—errors here cost you. Call Mirage Law at 424-256-6686 to file flawlessly.

Step 7: Serve the Lawsuit

• Who: Third party (process server/sheriff).
• How: Personal, substituted, or post-and-mail.
• Deadline: Proof of Service to court within 5 days.

Tenant gets 10 days to respond. No answer? It’s uncontested. Need help? Book with Mirage Law.

Step 8: Get a Default Judgment

If no response:

• Forms: Request for Entry of Default (CIV-100), Judgment – Unlawful Detainer (UD-110), Writ of Execution (EJ-130).
• Submit: To clerk with copies and envelope (1-2 weeks processing).

This locks in your win. Call Mirage Law at 424-256-6686 to secure it fast.

Step 9: Obtain the Writ and Sheriff Lockout

• Writ: Court issues Writ of Possession—deliver to LA County Sheriff (110 N. Grand Ave., LA).
• Lockout: Sheriff posts a 5-day Notice to Vacate, then removes the tenant (1-3 weeks).

You’re back in possession! Schedule with Mirage Law for a smooth finish.

Step 10: Post-Eviction Filings (Occupancy Only)

• Declarations: File with LAHD within 3 months of move-in, then 30 days before 1st and 2nd anniversaries, proving occupancy (LAMC 151.30.F).
• Penalty: $250/day fine for missing filings.

Key Restrictions Under RSO

• No Vacant Units: Can’t evict if a similar unit is empty (LAMC 151.30.C).
• Protected Tenants: Blocked if tenant is elderly, disabled, long-term, or terminally ill.
• Good Faith: For occupancy, move in within 3 months and stay 2 years, or face bad-faith penalties (treble damages, LAMC 151.10).
• Re-Rental: If you re-rent within 2 years, offer it back to the displaced tenant first (LAMC 151.30.G).

Why Mirage Law Is Your No-Fault Expert

RSO no-fault evictions are a paperwork jungle—miss a filing, skip relocation, or pick the wrong unit, and you’re toast. Mirage Law delivers:

• Speed: We streamline the process to save you months.
• Precision: Every step, every form—done right.
• Landlord-First: Your property, your rights, our focus.

Don’t risk delays or penalties. Book your appointment now or call 424-256-6686 to reclaim your RSO unit with Mirage Law—fast, affordable, and stress-free.