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Glendale · Renting & eviction

Eviction and just cause in Glendale

City rule: eviction needs a listed cause, such as unpaid rent, an uncured lease violation, a nuisance, or owner or relative move-in.

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Key points

  • Just cause: City rule: eviction needs a listed cause, such as unpaid rent, an uncured lease violation, a nuisance, or owner or relative move-in.

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

What Glendale's code says

Glendale code What Glendale's code adds
Allowed at-fault reasons
  • Not paying the rent the landlord is owed.
    § 9.30.030 · code text
    The tenant has failed to pay the rent to which the landlord is entitled.
  • Violation of a lawful obligation or covenant of the tenancy after failure to cure following written notice
    Applies: Not for the duty to surrender possession after proper notice, or an occupancy limit when the added occupant is a dependent child joining a tenant of record or the sole additional adult tenant (landlord may approve an added adult, not unreasonably withheld)
    § 9.30.030 · code text
    The tenant has violated a lawful obligation or covenant of the tenancy and has failed to cure such violation after having received written notice thereof from the landlord
  • Allowing a nuisance, causing damage, or unreasonably interfering with other residents.
    Applies: In the unit or common areas, or residents within 1,000 feet of the complex; nuisance includes gang-related crime and drug dealing.
    § 9.30.030 · code text
    The tenant is permitting to exist a nuisance in, or is causing damage to, the rental unit, or the appurtenances thereof, or to the common areas of the rental complex, or creating an unreasonable interference with the comfort, safety or enjoyment of any other residents of the rental complex within a 1,000-foot radius
  • Using, or letting others use, the unit or nearby areas for an illegal purpose.
    Applies: The unit, common areas, or any area within 1,000 feet of the complex's boundary line.
    § 9.30.030 · code text
    The tenant is using, or permitting a rental unit, the common areas of the rental unit or rental complex containing the rental unit, or an area within a 1,000-foot radius from the boundary line of the rental complex, to be used for any illegal purpose.
  • A subtenant the landlord did not approve is living there when the lease ends.
    § 9.30.030 · code text
    A person in possession of the rental unit at the end of a lease term is a subtenant not approved by the landlord.
  • Refusing the landlord reasonable access to the unit.
    Applies: For repairs, improvements, another reasonable purpose allowed by the lease or law, or showing the unit to a prospective buyer or mortgagee.
    § 9.30.030 · code text
    The tenant has refused the landlord reasonable access to the unit for the purposes of making repairs or improvements, or for any reasonable purpose as permitted or required by the lease or by law, or for the purpose of showing the rental unit to any prospective purchaser or mortgagee.
Allowed no-fault reasons
  • Demolishing the rental unit.
    Applies: The landlord seeks in good faith to recover possession.
    § 9.30.030 · code text
    The landlord seeks in good faith to recover possession so as to: 1. Demolish the rental unit;
  • Substantial remodeling of the building or buildings housing the rental unit or units
    Applies: Work must cost at least 8 times the greater of the monthly rent (average of the prior 12 months) or HUD fair market rent for a similar Los Angeles County unit, times the number of units worked on; must make the unit uninhabitable for at least 45 calendar days; must be permitted structural, electrical, plumbing or mechanical work or hazardous-material abatement, not cosmetic work
    § 9.30.030 · code text
    Such work costs not less than the product of eight times the greater of the amount of the monthly rent or the fair market rent as established by the U.S. Department of Housing and Urban Development for a rental unit of similar size in Los Angeles County times the number of rental units upon which such work is performed.
  • Move-in by a resident manager.
    Applies: No vacant alternative; existing manager evicted only for replacement; move in within 2 months, primary residence 1+ year; qualified tenants exempt unless no comparable unit.
    § 9.30.030 · code text
    The landlord seeks in good faith to recover possession of the rental unit for use and occupancy by: 1. A resident manager, provided that no alternative vacant unit is available for occupancy by a resident manager;
  • Move-in by the landlord or the landlord's spouse, parents, children, siblings, grandparents, or in-laws.
    Applies: Natural-person landlord; once per person per complex; move in within 2 months, primary residence 1+ year; qualified tenants exempt unless no comparable unit.
    § 9.30.030 · code text
    The landlord or the landlord's spouse, grandparents, brother, sister, father-in-law, mother-in-law, son-in-law, daughter-in-law, children, or parents provided the landlord is a natural person.
  • Move-in by tenants whose tenancy requires an occupancy agreement and intake, case management or counseling.
    § 9.30.030 · code text
    Tenants that require an occupancy agreement and intake, case management or counseling as part of the tenancy.

The California rule underneath

Where Glendale'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 Glendale need a reason to evict?

City rule: eviction needs a listed cause, such as unpaid rent, an uncured lease violation, a nuisance, or owner or relative move-in.

General information, not legal advice.

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Glendale Municipal Code — full text