Uncontested Eviction Process in Los Angeles: A Landlord’s Step-by-Step Guide

Uncontested Eviction Process in Los Angeles: A Landlord’s Step-by-Step Guide

Facing a tenant who won’t pay rent or follow the rules in Los Angeles? An uncontested eviction—where the tenant doesn’t fight back—can get your property back fast. At Mirage Law, we specialize in helping landlords in Los Angeles City navigate this process smoothly and affordably. Whether it’s a deadbeat renter or a lease violation, our team ensures your eviction stays on track from the notice to the sheriff lockout.

Ready to reclaim your property? Follow this simple guide, and book an appointment with Mirage Law or call us directly at 424-256-6686 to get started today.

Step 1: Serve the Proper Eviction Notice

Every eviction begins with a legal notice—it’s your first move to tell the tenant to shape up or get out. In Los Angeles, the type of notice depends on why you’re evicting, and most require a just cause under the Rent Stabilization Ordinance (RSO) or Just Cause Ordinance (JCO):

  • 3-Day Notice to Pay Rent or Quit: For unpaid rent. List the exact amount owed and give 3 days to pay or leave.
  • 3-Day Notice to Perform or Quit: For lease violations (e.g., unauthorized pets). Specify the issue and give 3 days to fix it or vacate.
  • 60-Day Notice to Quit: For ending a month-to-month tenancy, you must have a just cause (e.g., non-payment, nuisance, or landlord/family occupancy). No standalone 30-day notice applies anymore—check RSO/JCO rules for valid reasons.

How to Serve: Hand it to the tenant personally, leave it with someone at the property and mail a copy, or post it on the door and mail it (per California law). Mess this up, and your case could stall. Call Mirage Law at 424-256-6686 for help drafting and serving a bulletproof notice.

Step 2: Wait Out the Notice Period

Give the tenant the full time to respond:

  • 3 Days: For pay-or-quit or perform-or-quit notices (weekends and holidays excluded).
  • 60 Days: For ending a tenancy with just cause (starts the day after service). Los Angeles no longer allows a simple 30-day notice without a valid reason like non-payment or lease breach.

If they don’t comply, you’re clear to file with the court. Not sure if your notice meets just cause standards? Schedule with Mirage Law to double-check.

Step 3: File the Unlawful Detainer Lawsuit

If the tenant doesn’t budge, file an unlawful detainer (eviction lawsuit) with the Los Angeles Superior Court:

  • Forms Needed:
    • Summons (SUM-130)
    • Complaint – Unlawful Detainer (UD-100)
    • Civil Case Cover Sheet (CM-010)
    • Proof of Service of the notice
  • Where to File: Stanley Mosk Courthouse (111 N. Hill St., LA) or the nearest branch for your property.

Submit your forms, and the clerk assigns a case number. Mistakes here can delay your eviction—call Mirage Law at 424-256-6686 to file flawlessly.

Step 4: Serve the Lawsuit to the Tenant

Once filed, serve the tenant with the court papers:

  • Who Serves: A third party (not you)—like a process server or sheriff.
  • How: Personal delivery is best; if that fails, use substituted service (leave with someone + mail) or post-and-mail.
  • Deadline: File a Proof of Service with the court within 5 days of serving.

The tenant has 10 days to respond. In an uncontested eviction, they don’t file an answer—making your next step easier. Need a pro to handle service? Book with Mirage Law.

Step 5: Request a Default Judgment

If the tenant doesn’t respond within 10 days:

  • File Forms:
    • Request for Entry of Default (CIV-100)
    • Judgment – Unlawful Detainer (UD-110)
    • Writ of Execution (EJ-130)
  • Submit: Return to the court clerk with copies and a self-addressed stamped envelope.
  • Wait Time: The court typically processes this in 1-2 weeks.

This locks in your win without a trial. Don’t risk errors—call Mirage Law at 424-256-6686 to secure your default judgment fast.

Step 6: Get the Writ of Possession

Once the court approves your judgment:

  • Writ Issued: The clerk issues a Writ of Possession, authorizing the sheriff to evict.

Take the writ to the Los Angeles County Sheriff’s Department (Civil Process Branch, 110 N. Grand Ave., LA). Speed matters—schedule with Mirage Law to expedite this step.

Step 7: Sheriff Lockout

The final step is the sheriff lockout:

  • Notice: The sheriff posts a 5-day Notice to Vacate on the property.
  • Lockout Day: After 5 days, the sheriff returns, removes the tenant, and hands you the keys.
  • Timeline: Usually 1-3 weeks after delivering the writ, depending on sheriff backlog.

You’re back in possession! Want to ensure a smooth lockout? Call Mirage Law at 424-256-6686 for end-to-end support.

Why Choose Mirage Law for Your Eviction?

Los Angeles eviction laws are a maze—miss a deadline or form, and you’re stuck with a tenant longer. Mirage Law cuts through the red tape with:

  • Fast Action: We speed up uncontested evictions to save you time and money.
  • Expert Precision: No mistakes, no delays—just results.
  • Landlord Focus: We represent you, not tenants.

Don’t let a deadbeat tenant drag you down. Book your appointment now or call 424-256-6686 to kick off your eviction today. With Mirage Law, your property’s back in your hands—fast, cheap, and hassle-free.