Does a landlord in Bell Gardens need a reason to evict?

City rule: after 12 months of continuous, lawful tenancy, a landlord needs a listed reason, such as unpaid rent after a 3-day demand.

Eviction and just cause in Bell Gardens: the local rules

Bell Gardens code What Bell Gardens's code adds
When protection starts	After 12 months or more. Applies: The tenant has lived in the unit continuously and lawfully for that long. § 5.63.030 · code text No landlord shall terminate a tenancy of an occupied rental unit after a tenant has continuously and lawfully occupied the rental unit for 12 months or more unless the landlord can demonstrate either a for-cause or no-fault termination.
Allowed at-fault reasons	Not paying rent within 3 days after a written demand. § 5.63.030 · code text Tenant failed to pay rent within three days of written notice being served on tenant by landlord demanding payment as provided in paragraph (2) of California Code of Civil Procedure Section 1161. Breaking an important lease term and not fixing it within 10 days after written notice. § 5.63.030 · code text Tenant has continued to violate a material term of the rental agreement as provided in California Code of Civil Procedure Section 1161(3), after written notice to cease, and did not cure such violation within 10 days after receiving written notice from the landlord of such violation. Committing waste. § 5.63.030 · code text A tenant committed waste as described in California Code of Civil Procedure Section 1161(4). A nuisance, or using the unit for an illegal purpose. Applies: Defense if the notice substantially rests on domestic violence, sexual assault or stalking against the tenant or a household member. § 5.63.030 · code text Tenant has maintained, committed, or permitted the maintenance or commission of a nuisance or used the rental unit for an illegal purpose as provided in California Code of Civil Procedure Section 1161(4) including: A crime or violence with a gun or deadly weapon, or causing serious bodily injury, with a police report filed. Applies: Counts as nuisance or illegal use; defense if notice substantially rests on domestic violence, sexual assault or stalking against them or household member. § 5.63.030 · code text Any crime or act of violence committed by a tenant of a rental unit which involves use of a gun or a deadly weapon, or inflicts serious bodily injury and for which a police report has been filed; Threatening violent crime or violence that causes sustained fear for safety. Applies: Counts as nuisance or illegal use; defense if notice substantially rests on domestic violence, sexual assault or stalking against them or household member. § 5.63.030 · code text Any threat of violent crime or violence, which includes any statement made by a tenant, or at the tenant's request, by the tenant's agent, to any person who is on the property where the rental unit is located, threatening to commit a crime or violence which will result in death or serious bodily injury to another person A dangerous or unsanitary condition endangering health, safety and welfare, or damage beyond normal wear and tear, not promptly fixed. Applies: After written notice and reasonable cure time; a nuisance, so defense if notice substantially rests on domestic violence, sexual assault or stalking. § 5.63.030 · code text Tenant has created or is maintaining a dangerous condition or an unsanitary condition that endangers health, safety and welfare or physically damages the unit beyond normal wear and tear and that condition has not been promptly abated or repaired after written notice to the tenant from the landlord and the passage of a reasonable cure period. Refusing to sign a substantially similar written lease extension or renewal. Applies: Only if terms and length are similar and lawful; the landlord's written request must arrive at least 60 days before the old lease ends. § 5.63.030 · code text For purposes of this subsection, the landlord's written request or demand must be received no later than 60 days before final day of tenancy of the prior rental agreement. Assigning or subletting the unit against the lease. § 5.63.030 · code text The tenant has assigned or sublet the rental unit in violation of the rental agreement, as provided in California Code of Civil Procedure Section 1161(4). Continuing to refuse reasonable access for necessary repairs or improvements. Applies: After the landlord has made a written request. § 5.63.030 · code text Tenant has continued to refuse, after landlord has provided a written request, reasonable access to the rental unit by the landlord for the purpose of making necessary repairs or improvements Not moving out after employment that came with the unit ends. Applies: The tenant was a resident manager or other employee given the unit as part of the job; not for tenancies that began before that job. § 5.63.030 · code text Tenant was employed by the landlord to serve as a resident manager or other employee, was provided with the rental unit as part of or as a condition of the employment and the employment has been terminated. Not moving out on time after giving notice to leave or after an accepted written offer to surrender. Applies: After the date in the tenant's own notice, or in a surrender offer the landlord accepted in writing, has passed. § 5.63.030 · code text A tenant's failure to timely deliver possession of the rental unit after: (a) providing the landlord written notice as provided in Civil Code Section 1946 of the tenant's intention to terminate a lease; or (b) making a written offer to surrender, that is accepted in writing by the landlord

Where Bell Gardens's rule above does not cover a situation, state law still applies. For the statewide rule on its own, see Just-cause eviction in California.

CA state law The statewide rule underneath
Just cause required	After 12 months of lawful occupancy, the owner may terminate only for a just cause stated in the notice Applies: Covered units only (§ 1946.2(e) exempts, among others, housing built in the last 15 years and single-family homes or condos not owned by a corporation or REIT when the tenant got the required notice). If new adult tenants joined before anyone reached 24 months, all tenants need 12 months or one needs 24. Civ. Code § 1946.2(a)
Chance to cure first	For a curable lease violation, the owner must first serve a notice to cure before a 3-day notice to quit Civ. Code § 1946.2(c)
Just cause — new construction exemption	Housing with a certificate of occupancy issued within the previous 15 years is exempt (rolling) Applies: Mobilehomes excepted. Civ. Code § 1946.2(e)(7)
Just cause law sunset	§ 1946.2 is repealed on January 1, 2030 unless extended Civ. Code § 1946.2(n)

Eviction and just cause in Bell Gardens

Key points

What Bell Gardens's code says

The California rule underneath

Who this affects

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