Does a landlord in Half Moon Bay need a reason to evict?

Half Moon Bay requires a just cause to end a tenancy once a tenant has lived lawfully in the unit for 30 days.

Eviction and just cause in Half Moon Bay: the local rules

Half Moon Bay code What Half Moon Bay's code adds
When protection starts	30 days. Applies: Counted from when a tenant has continuously and lawfully lived in the unit. § 6.08.020 · code text After a tenant has continuously and lawfully occupied a residential rental unit for thirty days, the landlord shall not terminate the tenancy without just cause, which shall be stated in the written notice to terminate tenancy.
Allowed at-fault reasons	The tenant does not pay rent. § 6.08.020 · code text a. Default in the payment of rent. Breach of a material term of the lease, including violating a lease provision after a written notice to correct it Applies: Not a breach: an added occupant over the lease's occupancy limit who is a dependent under eighteen, or a replacement tenant who moved in after an approved tenant left (the landlord may approve or deny a replacement who is not a minor child, but not unreasonably), within the Uniform Housing Code; or a change in lease terms not made by a written agreement signed by both parties, unless the change is authorized by this chapter or required by law § 6.08.020 · code text b. A breach of a material term of the lease, as described in paragraph (3) of Section 1161 of the California Code of Civil Procedure, including, but not limited to, violation of a provision of the lease after being issued a written notice to correct the violation. The tenant keeps, commits, or allows a nuisance. § 6.08.020 · code text c. Maintaining, committing, or permitting the maintenance or commission of a nuisance as described in paragraph (4) of Section 1161 of the California Code of Civil Procedure. The tenant commits waste to the property. § 6.08.020 · code text d. Committing waste as described in paragraph (4) of Section 1161 of the California Code of Civil Procedure. The tenant refuses to sign a written extension or renewal after their lease ends. Applies: Only after the landlord's written request, for a similar term with similar, lawful provisions. § 6.08.020 · code text e. The tenant had a written lease that terminated on or after the effective date of this chapter, and after a written request or demand from the landlord, the tenant has refused to execute a written extension or renewal of the lease for an additional term of similar duration with similar provisions; Tenant crime on the property, or crimes or threats anywhere aimed at the landlord, agent, household members, or other tenants. Applies: Only if the landlord reported it to police within a reasonable time; applies only to the tenant who did it. § 6.08.020 · code text f. Criminal activity by the tenant on the residential real property, including any common areas, or any criminal activity or criminal threat, as defined in subdivision (a) of Section 422 of the California Penal Code, on or off the residential rental real property, that is directed at any landlord or agent of the landlord of the residential real property or members of tenant's household or other tenants of the residential real property. Assigning or subletting the premises in violation of the tenant's lease Applies: Not allowed if the tenant asked in writing to sublet, still lives there as a primary residence, the subtenant replaces a departed tenant one-for-one, and the landlord did not respond in writing within fourteen days § 6.08.020 · code text g. Assigning or subletting the premises in violation of the tenant's lease, as described in paragraph (4) of Section 1161 of the Code of Civil Procedure.
Units covered	Residential rental units. Applies: Once a tenant has continuously and lawfully lived there for 30 days. § 6.08.020 · code text After a tenant has continuously and lawfully occupied a residential rental unit for thirty days, the landlord shall not terminate the tenancy without just cause, which shall be stated in the written notice to terminate tenancy.

Where Half Moon Bay'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 Half Moon Bay

Key points

What Half Moon Bay's code says

The California rule underneath

Who this affects

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