Eviction and just cause in Beverly Hills: the local rules

Eviction and just cause in Beverly Hills

Beverly Hills lists its own eviction grounds, including unpaid rent, an uncured lease breach, nuisance, illegal use and refused access. Beverly Hills owner or family move-in needs at least 90 days' written notice and a relocation fee, and only 1 unit per parcel.

What Beverly Hills's code says

Beverly Hills code What Beverly Hills's code adds
Allowed at-fault reasons	Not paying rent or a lawfully imposed surcharge. § 4-6-6 · code text A landlord may bring an action to recover the possession of an apartment unit if the tenant has failed to pay the rent to which the landlord is entitled or any surcharge which has been lawfully imposed. Breaking a tenancy obligation or term and not fixing it after written notice. § 4-6-6 · code text A landlord may bring an action to recover the possession of an apartment unit if the tenant has violated an obligation or covenant of the tenancy, including, but not limited to, any obligation in a written apartment rental agreement, other than the obligation to render possession upon proper notice, and has failed to cure such violation after having received written notice thereof from the landlord. Causing or allowing a nuisance, causing damage, or unreasonably interfering with other residents. § 4-6-6 · code text A landlord may bring an action to recover the possession of an apartment unit if the tenant is committing or permitting to exist a nuisance in, or is causing damage to, the apartment unit or to the appurtenances thereof, or to the common areas of the complex containing the apartment unit, or is creating an unreasonable interference with the comfort, safety, or enjoyment of any of the other residents of the same or any adjacent building. Using or letting the unit be used for an illegal purpose. § 4-6-6 · code text A landlord may bring any action to recover the possession of an apartment unit if the tenant is using or permitting an apartment unit to be used for an illegal purpose. Refusing to sign a written renewal or extension after the rental agreement ends. Applies: Only if the landlord asked at least 30 days before it ended, offered the same length and terms, and set rent as the chapter allows. § 4-6-6 · code text A landlord may bring an action to recover the possession of an apartment unit following the expiration of a written apartment rental agreement, or any written renewal or extension thereof, if a tenant who had such an agreement has refused to execute a written renewal or extension thereof provided all of the following conditions are met: Refusing reasonable access for repairs, improvements, inspection, or showing the unit to a possible buyer or lender. § 4-6-6 · code text A landlord may bring an action to recover the possession of an apartment unit if the tenant has refused the landlord reasonable access to the unit for the purpose of making repairs or improvements, or for the purpose of inspection as permitted or required by an apartment rental agreement or by law, or for the purpose of showing the apartment unit to any prospective purchaser or mortgagee. A subtenant the landlord did not approve is living in the unit. Applies: The unapproved subtenant is in possession at the end of the rental agreement's term. § 4-6-6 · code text A landlord may bring an action to recover the possession of an apartment unit if the person in possession of the apartment unit at the end of the term of any apartment rental agreement is a subtenant who was not approved by the landlord.
Allowed no-fault reasons	Good-faith recovery for use and occupancy by the landlord or the landlord's spouse, children, or parents Applies: At least 90 days' written notice naming the occupant, filed with the City's rent stabilization program before it is served; relocation fee paid; no comparable vacant unit in the building during the notice period; must recover the unit of the most recent tenant of a comparable unit, and no senior (65+) or handicapped tenant if another comparable unit exists; only one unit per parcel § 4-6-6 · code text A landlord may recover the possession of an apartment unit if the landlord seeks in good faith to recover such possession for use and occupancy by the landlord or the landlord's spouse, children, or parents provided all of the following conditions are met:

The California rule underneath

Where Beverly Hills'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)

Frequently asked questions

Does a landlord in Beverly Hills need a reason to evict?

Eviction and just cause in Beverly Hills

Key points

What Beverly Hills's code says

The California rule underneath

Who this affects

Frequently asked questions

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