Los Angeles — Evictions & Relocation

Last reviewed: July 6, 2026

Overview

This page explains how the City of Los Angeles’ Rent Stabilization Ordinance (RSO) — Los Angeles Municipal Code Chapter XV, Article 1 — handles just-cause evictions and tenant relocation assistance, including when demolition, code enforcement, and major repairs trigger payment duties. Where City planning approvals and demolition intersect, the Zoning Code (Chapter 1A) ties permit sign-off to RSO-compliant relocation clearance from the Los Angeles Housing Department (LAHD). For items outside this page’s scope (zoning districts, FAR, permits), see the Los Angeles planning overview and process pages linked below.

Bottom line: For RSO-covered rentals, an owner must have just cause to terminate a tenancy and, for specified no-fault grounds, must pay relocation assistance on a schedule LAHD updates annually under § 151.06 D, with timing and process rules in § 151.09 G.

• For RSO program context and city-run guidance, start at the City’s RSO overview. /us/california/los-angeles/rent-stabilization
• For the structure of the zoning code system that cross-references RSO in development scenarios, see the Los Angeles Zoning Code (Chapter 1A). /us/california/los-angeles/zoning-code-chapter-1a
• If demolition is part of a project, see how LAHD relocation clearance fits into Plan Check & Review and City Processes & Procedures.
• For rent increase rules tied to RSO compliance, see Allowable Rent Increases and Registration & Compliance.
• If your project also involves building permits or life-safety upgrades, Title 24 of the California Building Standards Code will also apply.

What the RSO regulates here

• The RSO’s eviction rules and relocation assistance live primarily in § 151.09 (Evictions). Subsection A identifies just-cause reasons; Subsection G sets relocation assistance processes, timing, and City service-provider fees; relocation payment amounts are published by LAHD and adjusted annually per § 151.06 D.
• Some development and code-enforcement situations cross-reference § 151.09 G from elsewhere in the Municipal Code:
  • Dangerous/uninhabitable conditions and Orders to Vacate (Housing Code Article 3) use § 151.09 G’s amounts or, if higher, two months of HUD Fair Market Rent; payments must occur on tight timelines tied to the Order to Vacate.
  • Planning actions that displace tenants (e.g., demolition for a housing project) cannot proceed to demolition permit sign-off until LAHD verifies relocation compliance; Ch. 1A Section 4C.15.1 directs owners to pay per § 151.09 G and obtain LAHD clearance.

Just-cause eviction under the RSO (L.A.M.C. § 151.09 A)

• The RSO requires “just cause” to terminate a tenancy in a covered unit; the controlling list is in § 151.09 A. One listed ground used frequently in development contexts is § 151.09 A.10, which is cross-referenced throughout the Code when a tenancy is ended in connection with demolition or development and triggers relocation assistance.
• When a termination is based on Subdivisions 8, 10, 11, or 12 of § 151.09 A, the landlord must also pay the City a fee to fund LA’s Relocation Assistance Service Provider (in addition to tenant payments).
• Full, itemized just-cause reasons beyond A.10 were not included in the retrieved excerpts. Not found in retrieved materials.

For RSO context and how just cause compares to the citywide ordinance that also governs non‑RSO units, see the City’s Los Angeles Rent Stabilization (RSO) and Processes & Procedures pages.

Relocation assistance under the RSO (L.A.M.C. § 151.09 G; § 151.06 D)

• For qualifying no‑fault terminations under § 151.09 A, the owner must pay relocation assistance under § 151.09 G, with amounts published by LAHD and adjusted each year by § 151.06 D (Automatic Adjustments).
• Payment timing: the landlord must perform the required acts within 15 days of serving a written termination notice; owners may use an escrow that allows pre‑vacate disbursements for deposits and utility hookups.
• Allocation: if two or more tenants occupy a unit, each must receive an equal, pro‑rata share; if only one tenant, the entire fee is paid to that tenant.
• City service‑provider fee: for certain grounds (A.8, A.10, A.11, A.12), the landlord must also pay a City fee to fund relocation assistance services.
• Interplay with other laws: if multiple relocation laws apply, the tenant receives the highest benefit, and other payments count as a credit.

Notably, the Zoning Code (Chapter 1A) explicitly requires owners seeking demolition permits that displace tenants to follow one of three relocation compliance options — including standardized payments that reference § 151.09 G’s timing — before LAHD will clear demolition.

Tenant Habitability Program (THP) — Primary Renovations (Ch. XV, Art. 2)

• If “Primary Renovation Work” will impact tenantability for 30+ days, a tenant may elect to permanently relocate, and the owner must pay RSO relocation under § 151.09 G within 15 days of the tenant’s election.
• Before work begins, the owner must serve the accepted THP and Notice of Primary Renovation Work at least 60 days in advance.
• Temporary relocation does not end a tenancy or tenant’s right to return; rent continues per the lease during temporary housing.

Code enforcement Orders to Vacate — emergency/uninhabitable conditions (Ch. XVI, Art. 3)

• Eligibility: tenants displaced by an Order to Vacate due to serious life‑safety conditions are entitled to relocation; no benefits if the tenant (or guest) substantially caused the condition; no owner liability for disasters beyond the owner’s control.
• Timing: pay within 10 days after the Order is both mailed and posted, or at least 20 days before the vacation date — whichever is later. If fewer than 10 days remain, pay within 24 hours.
• Amount: the greater of the § 151.09 G schedule or the sum of two months of HUD Fair Market Rent; amounts are annually adjusted under § 151.06 D.

Development/demolition that displaces tenants — permit linkage (ZC Ch. 1A, Div. 4C.15)

• Before a demolition permit issues for a project that requires tenants to vacate, LAHD must give written clearance that the owner complied with relocation requirements referencing § 151.09 G; owners must submit proof and pay a per‑unit LAHD processing fee to obtain clearance.
• Owners may satisfy relocation duties by: providing a comparable replacement unit with a permanently affordable rent; making standardized payments whose amount LAHD publishes and whose timing references § 151.09 G.1(a)–(b), G.2, G.5; or following an individualized process that mirrors state public‑entity relocation law (Gov. Code §§ 7260‑7277).
• Documentation of “evidence of development” includes applying for an entitlement or serving a termination notice on grounds that require relocation (including § 151.09 A.10).

Ellis Act withdrawals (Ch. XV, Art. 1, RSO)

• The RSO contains dedicated Ellis Act provisions on re‑offering withdrawn units and displaced tenants’ re‑rental rights: see § 151.26 and § 151.27. These sections are referenced in City resident‑protection rules and govern obligations when units return to the market after withdrawal.
• Specific post‑withdrawal timelines, re‑offer requirements, and penalties were not included in the retrieved excerpts. Not found in retrieved materials.

How RSO rules compare to citywide “Just Cause” and state TPA

• Citywide (non‑RSO) just‑cause: Article 5 of Chapter XVI sets relocation amounts for certain no‑fault evictions at $9,200–$22,950 (higher for longer tenancies and “qualified tenants”), with separate City fees and filing obligations; it also references RSO § 151.30 E when lower RSO amounts apply.
• State TPA (AB 1482, as amended): for no‑fault just‑cause terminations, the owner must provide one month’s rent in relocation assistance or waive last month’s rent; this is credited against any other relocation required by local law.

For broader policy context, see California housing laws. For projects with accessory units, note that some state TPA carve‑outs relate to owner‑occupied homes with limited rentals, including ADUs; verify local and state applicability to your property.

Key decision standards and triggers (selected)

Note on dollar amounts: RSO relocation amounts in § 151.09 G are not printed in the retrieved excerpts; LAHD publishes updated schedules annually under § 151.06 D. Not found in retrieved materials.

Checklist

• Confirm the unit is subject to the RSO and identify the specific just‑cause ground under § 151.09 A (e.g., A.10 for demolitions).
• Serve any required notices and file a copy of the termination notice with LAHD within three business days (when required by the applicable article).
• Calculate relocation using the current LAHD‑published schedule for § 151.09 G (or higher amount required by other applicable provisions); document tenant “qualified” status if relevant.
• Pay relocation within 15 days of serving the termination notice; if using escrow, set it up to cover deposits/utility connections pre‑vacate.
• If the ground is § 151.09 A.8, A.10, A.11, or A.12, pay the City’s Relocation Assistance Service Provider fee.
• For Primary Renovation (THP), serve the accepted THP and 60‑day Notice; if a tenant elects permanent relocation, pay within 15 days.
• For Orders to Vacate, meet the 10‑day/20‑day payment deadlines; use the greater‑of formula (RSO schedule vs. 2× HUD FMR).
• If demolition is involved, secure LAHD relocation compliance clearance before LADBS issues a demolition permit; coordinate with Plan Check & Review.

Risks & Ambiguities

Plain-English Summary

In Los Angeles RSO rentals, you can’t end a tenancy without a legally recognized reason, and when you do for certain “no‑fault” reasons (like demolition), you must pay relocation on LAHD’s current schedule, on time, and sometimes also a City service fee. For big renovations, either temporarily relocate tenants (with a right to return) or pay permanent relocation if the work will make the unit unlivable for 30+ days; if an agency orders the building vacated, special payment rules and amounts kick in fast. If you plan to demolish, LAHD must clear your relocation compliance before you get a demolition permit.

Source References

• L.A.M.C. Chapter XV (RSO), Article 1 — Evictions and Relocation
  • § 151.09 (Evictions): grounds (A), relocation process/timing and City fee (G) — see cross‑references and process/timing language.
  • § 151.06 D (Automatic Adjustments): annual adjustment mechanism for amounts.
  • § 151.26–§ 151.27 (Ellis Act re‑offer/re‑rental rights).
• L.A.M.C. Chapter XV, Article 2 — Tenant Habitability Program (THP)
  • § 152.04 (Notice and service requirements).
  • § 152.05 (Permanent relocation assistance under § 151.09 G).
  • § 152.06 (Temporary relocation; right to return; rent obligations).
• L.A.M.C. Chapter XVI, Article 3 — Code Enforcement/Orders to Vacate
  • § 163.02 (Eligibility/exclusions), § 163.04 (When payments are due), § 163.05 (Amount: § 151.09 G or 2× HUD FMR).
• L.A. Zoning Code, Chapter 1A — Resident Protections linked to demolition
  • § 4C.15.1 (Relocation compliance options; LAHD clearance before demo permit; references to § 151.09 G).
• Citywide Just Cause (non‑RSO), L.A.M.C. Ch. XVI, Article 5 — Relocation amounts and filings; interplay with § 151.30 E.
• State Tenant Protection Act (AB 1482, as amended by SB 567): one‑month relocation or last‑month rent waiver for no‑fault just cause; credit against local law.

Retrieved passages

• Los Angeles Zoning Code (Article 1) High relevance show source text
• Los Angeles Zoning Code (Section 8) High relevance show source text
• Los Angeles Zoning Code (Section 50072) High relevance show source text
• Los Angeles Zoning Code (Section 1161) High relevance show source text
• Los Angeles Zoning Code (Chapter 1A) High relevance show source text
• Los Angeles Zoning Code (Chapter 1A) High relevance show source text
• Los Angeles Zoning Code (Section 151.07) High relevance show source text
• Los Angeles Zoning Code (ARTICLE 13) High relevance show source text
• Los Angeles Zoning Code (Section 1161) High relevance show source text
• Los Angeles Zoning Code (Section 165.03) High relevance show source text
• Los Angeles Zoning Code (Section 1161) High relevance show source text

Cited sections

• L.A.M.C. Chapter XV (RSO), Article 1 — Evictions and Relocation (Chapter XV)
• § 151.09 (Evictions): grounds (A), relocation process/timing and City fee (G) — see cross‑references and process/timing language. (§ 151.09)
• § 151.06 D (Automatic Adjustments): annual adjustment mechanism for amounts. (§ 151.06)
• § 151.26–§ 151.27 (Ellis Act re‑offer/re‑rental rights). (§ 151.26)
• L.A.M.C. Chapter XV, Article 2 — Tenant Habitability Program (THP) (Chapter XV)
• § 152.04 (Notice and service requirements). (§ 152.04)
• § 152.05 (Permanent relocation assistance under § 151.09 G). (§ 152.05)
• § 152.06 (Temporary relocation; right to return; rent obligations). (§ 152.06)
• L.A.M.C. Chapter XVI, Article 3 — Code Enforcement/Orders to Vacate (Chapter XVI)
• § 163.02 (Eligibility/exclusions), § 163.04 (When payments are due), § 163.05 (Amount: § 151.09 G or 2× HUD FMR). (§ 163.02)
• L.A. Zoning Code, Chapter 1A — Resident Protections linked to demolition (Chapter 1A)
• § 4C.15.1 (Relocation compliance options; LAHD clearance before demo permit; references to § 151.09 G). (§ 4C.15.1)
• Citywide Just Cause (non‑RSO), L.A.M.C. Ch. XVI, Article 5 — Relocation amounts and filings; interplay with § 151.30 E. (Article 5)
• State Tenant Protection Act (AB 1482, as amended by SB 567): one‑month relocation or last‑month rent waiver for no‑fault just cause; credit against local law.
• LA City Rent Rules.md
• LA City Original Planning and Zoning code Chapter 1.md
• LA City Zoning Code Chapter 1A.md
• CA Rent 20190AB1482 91.md

• Official Los Angeles code library