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East Palo Alto · Renting & eviction

Eviction and just cause in East Palo Alto

City rule: eviction needs a listed cause, such as unpaid rent or owner move-in, in single-family homes and multi-unit buildings, except fully exempt units. City rule: an owner of at least 50% may move in for at least 12 continuous months; only 1 unit per building, ever.

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Key points

  • Just cause: City rule: eviction needs a listed cause, such as unpaid rent or owner move-in, in single-family homes and multi-unit buildings, except fully exempt units.
  • Owner move-in: City rule: an owner of at least 50% may move in for at least 12 continuous months; only 1 unit per building, ever.

Each rule below links to the section of the East Palo Alto Municipal Code it was read from, with the code text one click away (checked October 2026). General information, not legal advice.

What East Palo Alto's code says

East Palo Alto code What East Palo Alto's code adds
Allowed at-fault reasons
  • Not paying legally owed rent after the required written notices and at least 3 days to pay.
    Applies: Only if the tenant has not withheld rent as the law allows.
    § 14.04.160 · code text
    said failure has continued after service on the tenant of a written notice setting forth the amount of rent then due and requiring it to be paid, within a period, specified in the notice, of not less than three days.
  • Not fixing a breach of a major lease term within a reasonable time after written notice.
    Applies: Only for legal terms the tenant accepted in writing or that are part of the rental agreement.
    § 14.04.160 · code text
    The tenant has failed to cure a violation of any of the material terms of the rental agreement within a reasonable time after receiving written notice from the landlord of the alleged violation
  • Causing a nuisance or substantial damage beyond normal wear and tear, then refusing to pay reasonable repair costs and stop.
    Applies: Only after written notice to stop and a reasonable time to fix it.
    § 14.04.160 · code text
    The tenant, after written notice to cease and a reasonable time to cure, commits or permits to exist a nuisance in, or causes substantial damage to the premises, appurtenances, or common areas of the building or rental complex containing the rental unit beyond normal wear and tear, and refuses, after written notice, to pay the reasonable costs of repairing such damage and cease engaging in the conduct identified in the notice to cease.
  • After the old lease ends, refusing a lawful new lease that is substantially identical to it.
    § 14.04.160 · code text
    Upon expiration of a prior rental agreement the tenant has refused to agree to a new rental agreement which contains provisions that are substantially identical to the prior rental agreement, and complies with local, state and federal laws.
  • Continued disorderly conduct that destroys the peace, quiet, comfort or safety of the landlord or other tenants.
    Applies: After written notice to stop.
    § 14.04.160 · code text
    The tenant has continued, following written notice to cease, to be so disorderly as to destroy the peace, quiet, comfort, or safety of the landlord or other tenants of the building or rental complex containing the rental unit
  • Refusing the landlord access after notice to stop and a reasonable time to fix it.
    Applies: Only access that state or local law requires.
    § 14.04.160 · code text
    The tenant has, after written notice to cease and a reasonable time to cure, refused the landlord access to the unit as required by state or local law.
Units covered
  • Single-family homes and multi-unit buildings, except units that are fully exempt.
    § 14.04.160 · code text
    This section shall apply to single-family dwellings as well as multi-unit dwellings, but not to units that are fully exempt pursuant to Subsection 14.04.050.A of this chapter.
Allowed no-fault reasons
  • Substantial repairs necessary to bring the property into compliance with health and safety codes and laws
    Applies: landlord obtains all necessary city permits and board approval; repairs cost at least ten times the monthly rent times the number of units worked on; work renders the unit uninhabitable for at least thirty calendar days; landlord gives advance notice of the tenant's right of first refusal to a comparable vacant unit or to reoccupy at the same rent
    § 14.04.160 · code text
    the repairs necessitate the eviction of the tenant because the work will render the rental unit uninhabitable for a period of not less than thirty (30) calendar days;
  • Demolishing the unit to remove it permanently from rental use.
    Applies: The landlord has all city permits and acts in good faith.
    § 14.04.160 · code text
    The landlord, after having obtained all necessary permits from the city, seeks in good faith to recover possession of the rental unit to remove the rental unit permanently from rental housing use through demolition.
  • Permanently taking the unit off the rental market under the Ellis Act.
    Applies: The landlord fully follows the Ellis Act and local rules and acts with honest intent and no ulterior reasons.
    § 14.04.160 · code text
    The landlord seeks in good faith to recover possession of the rental unit to remove the rental unit permanently from rental housing use under the Ellis Act and, having complied in full with the Ellis Act and its local implementing ordinances, does so without ulterior reasons and with honest intent.
  • Landlord recovery for the landlord's use or occupancy as principal residence
    Applies: in good faith, without ulterior reasons and with honest intent; principal residence for at least twelve (12) continuous months; landlord means an owner of record of at least fifty (50) percent; not allowed if a comparable unit the landlord owns is vacant and available; only one unit per building may ever be used for owner or relative move-in
    § 14.04.160 · code text
    For the landlord's use or occupancy as his or her principal residence for a period of at least twelve (12) continuous months;
  • Recovery for use or occupancy by the landlord's parents, children, brother or sister, spouse, or domestic partner as principal residence
    Applies: in good faith, without ulterior reasons and with honest intent; for at least twelve (12) continuous months, in the building where the landlord lives as a principal residence or where the landlord is simultaneously seeking possession under this subsection; landlord means an owner of record of at least fifty (50) percent; not allowed if a comparable unit the landlord owns is vacant and available; only one unit per building may ever be used for owner or relative move-in
    § 14.04.160 · code text
    For the use or occupancy of the landlord's parents, children, brother or sister, or the landlord's spouse or domestic partner, as their principal place of residency for a period of at least twelve (12) continuous months

The California rule underneath

Where East Palo Alto'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)

Who this affects

TenantsLandlordsProperty managers

Frequently asked questions

Does a landlord in East Palo Alto need a reason to evict?

City rule: eviction needs a listed cause, such as unpaid rent or owner move-in, in single-family homes and multi-unit buildings, except fully exempt units. City rule: an owner of at least 50% may move in for at least 12 continuous months; only 1 unit per building, ever.

General information, not legal advice.

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Just-cause eviction in California

East Palo Alto Municipal Code — full text