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Long Beach · Renting & eviction

Eviction and just cause in Long Beach

After 12 months of lawful occupancy, Long Beach and state law allow ending a covered tenancy only for a just cause, such as nonpayment or owner move-in.

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Key points

  • Just cause: After 12 months of lawful occupancy, Long Beach and state law allow ending a covered tenancy only for a just cause, such as nonpayment or owner move-in.

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

What Long Beach's code says

Long Beach code What Long Beach's code adds
When protection starts
  • 1 or more tenants continuously and lawfully occupy the residential property for 24 months or more.
    Applies: When additional adult tenants are added to the lease before an existing tenant has continuously and lawfully occupied the property for 24 months.
    § 8.99.020 · code text
    One or more tenants have continuously and lawfully occupied the residential real property for 24 months or more.
  • Just-cause protections apply after 12 months of continuous, lawful occupancy.
    Applies: Applies to residential properties; exempt properties and added adult tenants may be subject to different rules.
    § 8.99.020 · code text
    after a tenant has continuously and lawfully occupied a residential real property for 12 months, the owner of the residential real property shall not terminate the tenancy without just cause
  • Just-cause rules apply after all tenants continuously and lawfully occupy the residential property for 12 months or more.
    Applies: When additional adult tenants are added to the lease before an existing tenant continuously and lawfully occupies the property for 24 months.
    § 8.99.020 · code text
    All of the tenants have continuously and lawfully occupied the residential real property for 12 months or more.
Allowed at-fault reasons
  • At-fault just cause includes nonpayment of rent, material lease breaches, nuisance, waste, unlawful conduct, and other listed tenant failures.
    § 8.99.020 · code text
    At-fault just cause, which means any of the following:
Allowed no-fault reasons
  • Owner or owner’s spouse, domestic partner, child, grandchild, parent, or grandparent intends to use it as a primary residence for at least 12 continuous months.
    Applies: The person must move in within 90 days after the tenant leaves and live there 12 consecutive months. Not allowed if the intended occupant already lives in a rental unit on the property or a similar unit is already vacant. For leases entered into on or after July 1, 2020, only with the tenant's written agreement or a lease clause allowing it. The notice must name the intended occupant.
    § 8.99.020 · code text
    Intent to occupy the residential real property by the owner or the owner's spouse, domestic partner, children, grandchildren, parents, or grandparents for a minimum of 12 continuous months as that person's primary residence.
  • Owner or specified family occupancy termination requires the tenant’s written agreement or a lease provision allowing the owner to terminate.
    Applies: For leases entered into on or after July 1, 2020, or July 1, 2022 for mobile-home tenancies.
    § 8.99.020 · code text
    For leases entered into on or after July 1, 2020, or July 1, 2022, if the lease is for a tenancy in a mobile home, clause (i) shall apply only if the tenant agrees, in writing, to the termination, or if a provision of the lease allows the owner to terminate the lease

The California rule underneath

Where Long Beach'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 Long Beach need a reason to evict?

After 12 months of lawful occupancy, Long Beach and state law allow ending a covered tenancy only for a just cause, such as nonpayment or owner move-in.

General information, not legal advice.

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Long Beach Municipal Code — full text