How Long Does Eviction Take in California?
Updated July 2026 for current California unlawful detainer procedure and Long Beach court timelines
An uncontested California eviction takes 30 to 45 days from the first notice to sheriff lockout. A contested eviction where the tenant fights back can run 3 to 6 months or longer. The nine-step process runs from a 3-day notice through unlawful detainer filing, summons, trial, judgment, writ of possession, and sheriff lockout. Call RPM Southland at (562) 270-1777 for help managing the process end-to-end.
- The California Eviction Timeline: All 9 Steps
- Step 1: Serving the 3-Day Notice (and What Can Go Wrong)
- Steps 2 Through 6: Unlawful Detainer Filing to Judgment
- Steps 7 Through 9: Writ, Sheriff Notice, and Lockout
- Uncontested vs. Contested: How Long Each Takes
- The Three Biggest Causes of Delay in Long Beach Evictions
- What Landlords Can Do to Speed Up the Process
- What Landlords Get Wrong About California Evictions
- When to Call RPM Southland for Eviction Management
- Frequently Asked Questions
Every landlord in Long Beach and SE LA County who has gone through an eviction remembers it. Not because the paperwork is complicated, but because not knowing the timeline is what drives people to make mistakes that add weeks or months to the process.
I’ve been managing rental properties in Long Beach since 2014. We handle evictions for owners across our portfolio of over 730 properties in the Long Beach area, Downey, Lakewood, Cerritos, and the surrounding cities. The most common thing I hear from landlords who come to us after self-managing a bad situation is: “I didn’t know there was a specific order to this.” There is. Every step has a legal deadline, a court rule, and a service requirement. Miss one and you start over.
This guide walks you through every step of the California eviction process with real timelines, so you know what to expect from day one.
The California Eviction Timeline: All 9 Steps
California eviction law is governed by Code of Civil Procedure sections 1161 through 1179.3. The process is sequential: you cannot skip a step, and each step triggers a specific waiting period before you can move to the next one. Here is the complete picture.
| Step | Action | Timeline | Notes |
|---|---|---|---|
| 1 | Serve 3-Day Notice | Day 1 | 3 court days to comply or vacate. Weekends and judicial holidays excluded. Most common notice type for non-payment. |
| 2 | File Unlawful Detainer (UD) in Superior Court | Day 4 or later | File after notice period expires and tenant has not complied. Long Beach cases: Southwest Courthouse, 415 W. Ocean Blvd. |
| 3 | Summons Served on Tenant | Days 5 to 9 | Sheriff or licensed process server. Tenant has a 5-business-day window to respond once served. |
| 4 | Tenant Response Period | 5 business days from service | Tenant may answer, demur, or file a motion. No response = default judgment for landlord. |
| 5 | Trial Date Set | Approx. 20 days from filing | Court is required to set trial within 20 days of the UD being at-issue. Backlog can push this out. |
| 6 | Judgment Issued | At trial or by default | Court enters judgment for possession (and damages, if requested). Default judgment can be faster if tenant does not respond. |
| 7 | Writ of Possession Issued | 1 to 3 days after judgment | Clerk issues writ. Landlord must deliver to sheriff’s department. |
| 8 | Sheriff Posts 5-Day Notice at Property | Varies by county workload | Sheriff posts notice giving tenant 5 days to vacate voluntarily before physical lockout. |
| 9 | Sheriff Executes Lockout | After 5-day notice expires | Sheriff physically changes locks and transfers possession to landlord. Tenant belongings handled per California property law. |
Long Beach unlawful detainer cases are filed at the Southwest Courthouse, 415 W. Ocean Blvd., Long Beach, CA 90802. This is a branch of the LA County Superior Court. Filing fees for UD cases involving less than $10,000 in disputed rent start at approximately $240, with higher fees for larger amounts. Confirm current fees with the court clerk before filing.
Step 1: Serving the 3-Day Notice (and What Can Go Wrong)
The 3-day notice is where the eviction process either gets off to a clean start or becomes a problem that follows you through the entire case. I cannot tell you how many landlords come to us after having a UD case dismissed because their original notice was defective. The court will not overlook a bad notice. It is the foundation of your entire case.
California recognizes three main types of 3-day notices, each with a specific use:
- 3-Day Notice to Pay Rent or Quit: Used for non-payment of rent. The notice must state the exact amount owed, the period it covers, where and how to pay, and the name and address of the person authorized to receive payment. If any of those elements are wrong or missing, the notice is defective.
- 3-Day Notice to Perform Covenant or Quit: Used when the tenant has violated a specific lease term, such as having an unauthorized pet or occupant. The notice must name the specific violation and give the tenant the option to cure it within 3 court days.
- 3-Day Notice to Quit (Unconditional): Used in situations where California law allows a landlord to demand the tenant leave without the option to cure: subletting without permission, nuisance, waste, criminal activity, or certain drug-related activity on the premises. You cannot use this notice unless the specific legal grounds apply.
The “3 days” in every notice means 3 court days. Weekends and judicial holidays do not count. If you serve a notice on a Friday, the first court day is Monday, the second is Tuesday, and the third is Wednesday. The tenant has until the end of Wednesday to comply. You cannot file your UD until Thursday at the earliest.
“This is a crucial, crucial step of the management lifecycle and cannot be skipped. Get the notice right the first time. Defective service is the number one reason UD cases get thrown out and landlords lose weeks of timeline.”
Miles Williams, Broker/Owner, RPM Southland | DRE #01968830
How to Serve the Notice Correctly
California law (CCP Section 1162) sets out three acceptable methods of service for a 3-day notice:
- Personal delivery: Physically handing the notice to the tenant at the rental property. Best method. Cleanest proof of service.
- Substituted service: Leaving a copy with a person of suitable age at the property AND mailing a copy to the tenant the same day. Both parts must happen together. This adds 3 additional days to the notice period under California law because of the mailing component.
- Posting and mailing (“nail and mail”): Only permitted if personal delivery and substituted service both fail. Attach the notice to the property’s main entrance AND mail a copy the same day. This method also adds 3 days to the notice period and is the weakest form of proof if challenged.
Long Beach has its own Just Cause Eviction Ordinance that applies to covered rental units. Before serving any notice to quit, you must confirm whether your property is covered and whether your reason for eviction qualifies as “just cause” under the local ordinance. Evicting a tenant without proper just cause in a covered unit exposes you to significant legal liability and will result in dismissal of your UD case. Call (562) 270-1777 before serving any notice on a Long Beach property.
Steps 2 Through 6: Unlawful Detainer Filing to Judgment
Once your 3-day notice period expires and the tenant has not paid, vacated, or cured the violation, you have the right to file an unlawful detainer lawsuit in California Superior Court. In Long Beach, that means the Southwest Courthouse. This is where the timeline gets more complex because you are now operating inside the court’s schedule, not just on legal deadlines you control.
Filing the Unlawful Detainer Complaint
The UD complaint is filed using California Judicial Council forms: UD-100 (Complaint), SUM-130 (Summons), and supporting documents including the notice you served and your proof of service. The filing package must include the exact amount of rent owed, the lease term, the address, and a copy of the notice itself. The court charges a filing fee that varies based on the amount in dispute.
Once filed, the court issues a summons, which must be served on the tenant within a reasonable time. A sheriff or licensed process server handles service. The tenant then has exactly 5 business days from the date of service to file a written response with the court. Not 5 calendar days. Business days. Weekends do not count. If the tenant fails to respond within that window, you can request a default and the court will enter judgment for possession without a trial.
What Happens If the Tenant Responds
If the tenant files a response, the case is set for trial. California law requires that trial be set within 20 days of the case becoming “at issue,” which happens when the tenant files their answer. In practice, court backlog at the Los Angeles County Superior Court means this target is not always met. Cases are sometimes continued. This is where contested evictions can stretch from weeks into months.
At trial, both parties present their evidence. For a simple non-payment case with a valid notice and clean documentation, the hearing is typically short. The judge enters a judgment for possession, and sometimes for the amount of rent owed. The judgment is the official court order that says the tenant must leave.
The core California eviction statutes every Long Beach landlord should know: CCP Section 1161 (grounds for unlawful detainer), CCP Section 1162 (notice service methods), CCP Section 1166 (UD complaint requirements), CCP Section 1170.5 (trial timing), and CCP Section 1174 (judgment and writ procedure). These statutes are the foundation of every step in this process.
RPM Southland handles end-to-end eviction management so you don’t have to navigate the court system alone. Call (562) 270-1777 for a free consultation.
Steps 7 Through 9: Writ, Sheriff Notice, and Lockout
Winning the judgment is not the finish line. The tenant still has to physically leave the property, and California law does not let you change the locks yourself. The final three steps run through the county sheriff’s department, and they have their own timeline.
Step 7: Writ of Possession
After judgment is entered, you request a Writ of Possession from the court clerk. The writ is issued within 1 to 3 business days in most cases. The writ is the official legal document that authorizes the sheriff to remove the tenant. You pay a sheriff’s fee (approximately $145 in Los Angeles County as of 2026) and submit the writ to the sheriff’s department.
Step 8: Sheriff’s 5-Day Notice
After the sheriff receives the writ, a deputy posts a 5-day notice at the rental property. This notice tells the tenant that the sheriff will be back in 5 days to execute the lockout unless they vacate voluntarily. Many tenants leave during this 5-day period. If they do, the lockout never needs to happen and the process is complete.
Step 9: The Lockout
If the tenant remains after the 5-day notice period, the sheriff returns to execute the lockout. The deputy oversees the physical change of locks and transfers possession of the property back to the landlord. At that point you are legally back in possession. Any personal property left behind by the tenant must be handled according to California Civil Code Section 1983, which requires you to store the items and provide the tenant notice before disposing of them.
One thing landlords ask all the time: can I be present for the lockout? Yes. In fact, you should be. Have your locksmith there, and be ready to document the condition of the property immediately. Take photos and video of every room before you touch anything. That documentation protects you against any future claims about property condition or missing tenant belongings.
Uncontested vs. Contested: How Long Each Takes
The single most important variable in how long a California eviction takes is whether the tenant contests the case. An uncontested eviction where the tenant does not file a response moves fast. A contested eviction where the tenant fights back at every stage can drag on for months. Here is a realistic timeline comparison.
| Phase | Uncontested Timeline | Contested Timeline |
|---|---|---|
| 3-Day Notice Period | 3 court days | 3 court days |
| UD Filing to Summons Service | 3 to 5 days | 3 to 5 days |
| Tenant Response Window | 5 business days (no response) | 5 business days (tenant files answer) |
| Default Judgment or Trial Date | 5 to 10 days after default | 20 to 60+ days (court scheduling) |
| Writ of Possession Issued | 1 to 3 days | 1 to 3 days after judgment |
| Sheriff Posting and Lockout | 7 to 14 days | 7 to 14 days |
| Total Estimated Timeline | 30 to 45 days | 3 to 6+ months |
That 30 to 45 day window for an uncontested eviction assumes everything goes right: clean notice, proper service, no court delays, and a sheriff’s schedule that allows for timely posting. In Long Beach, the LA County Sheriff handles lockouts in this jurisdiction, and their schedule can vary. In my experience managing over 730 properties across SE LA County, the uncontested cases that are prepared correctly from day one consistently close out in the 30 to 45 day range. The ones that run long almost always had a problem at the notice stage.
The Three Biggest Causes of Delay in Long Beach Evictions
I tell every owner I work with the same thing: the eviction timeline is largely within your control at the start and largely outside your control once you hit the court system. What you control is steps 1 and 2. If those are done right, you have the best possible shot at the fastest timeline. Here are the three things that slow landlords down most often.
Delay 1: Defective Notice Service
This is far and away the most common cause of an eviction case being dismissed or significantly delayed. The tenant files a motion to quash service, the court agrees the notice was not served properly, and you are back to day one. In unlawful detainer cases, the court scrutinizes the notice and proof of service carefully because the tenant’s right to due process begins at that moment. Common defects include: wrong amount stated in the notice, missing the name or address of the person authorized to receive payment, improper service method, serving the wrong address, or serving on a weekend and miscounting the notice period.
Delay 2: Tenant Counterclaims and Habitability Defenses
California law gives tenants significant defenses in eviction cases. One of the most common is the habitability defense: the tenant claims the unit had unrepaired conditions that constituted a breach of the warranty of habitability, and uses that as grounds to withhold rent and fight the eviction. Courts take habitability defenses seriously. If a tenant can show there were documented, unremedied habitability issues, the eviction case can become substantially more complicated. This is a big, big deal for landlords who let maintenance requests go unanswered. Regular property inspections, written maintenance records, and documented response times are not just good property management; they are your legal protection in a contested eviction.
Delay 3: Court Backlog at LA County Superior Court
The Los Angeles County Superior Court system handles an enormous volume of UD cases. The statutory requirement to set trial within 20 days of the case being at issue is not always met. Continuances happen, clerks have processing times, and the Southwest Courthouse serving Long Beach has its own docket pressures. There is no way to entirely eliminate court backlog as a factor. What you can do is make sure your case paperwork is complete and correct so you are not adding your own delays on top of the court’s schedule.
What Landlords Can Do to Speed Up the Process
You cannot rush the court system. But you can make sure every step on your side of the process is done right, done fast, and done in a way that gives the tenant no procedural grounds to slow things down. Here is what we do at RPM Southland to keep evictions on track.
Use the Right Notice Type on Day One
Do not serve a 3-Day Notice to Pay or Quit when the situation calls for a 3-Day Notice to Perform Covenant or Quit. Using the wrong notice type means your entire filing is built on an invalid foundation. Take 10 minutes before serving any notice to confirm you are using the right one for the specific breach.
Document Everything from the First Missed Payment
From the day rent is late, document the timeline. Write down when you first contacted the tenant, what they said, what payment arrangements they offered if any, and when those arrangements failed. That documentation goes into the court file and makes your case stronger if the tenant contests. It also helps your eviction attorney if you hire one.
Work with a Licensed Attorney for Contested Cases
For uncontested cases with clean documentation, experienced property managers handle the process. For contested cases where the tenant has filed an answer, raised habitability defenses, or filed counterclaims, work with a California attorney who specializes in landlord-tenant law. The cost of an attorney in a contested UD case is far lower than the cost of months of additional lost rent from a case that drags on.
Get the Writ to the Sheriff Immediately
The moment judgment is entered and the writ is available, pick it up and get it to the sheriff the same day. Do not wait. The sheriff’s processing time starts from the date they receive the writ. Every day you wait is a day added to your timeline at the back end of the process.
Schedule your locksmith for the day of the sheriff’s lockout before the lockout is scheduled. When the sheriff calls to confirm the date, you want a locksmith confirmed and ready to go. Delays in getting a locksmith to the property after the lockout waste time and create security risk for the property between the lockout and re-keying.
What Landlords Get Wrong About California Evictions
I see the same mistakes come through every year. Some of them add a few days to the timeline. Others dismiss the case entirely and send the landlord back to step one, losing months of rent in the process.
If you accept any rent payment after serving a 3-Day Notice to Pay Rent or Quit, you may have legally waived the notice and your right to proceed with the eviction. Even accepting a small partial payment can invalidate your case. Consult an attorney before accepting any payment once a notice has been served. This mistake restarts the entire clock.
Not every reason you might want a tenant to leave is a valid legal ground for eviction in California, especially in Long Beach where the Just Cause Eviction Ordinance applies to many units. Landlords who try to evict for reasons that do not qualify under state law or local ordinance find their cases dismissed and face potential liability to the tenant.
This one can result in a lawsuit against you. Changing locks without going through the court process, shutting off utilities, removing a tenant’s belongings, or entering and harassing a tenant are all forms of illegal “self-help eviction” under California Civil Code Section 789.3. Penalties can include actual damages, punitive damages, and attorney fees. The legal process exists for a reason. Use it.
Landlords consistently miscalculate the 3-day notice period by counting calendar days instead of court days, or by including the day of service in the count. Under California law, the day you serve the notice is day zero. The 3 court days start the next court day. Weekends and judicial holidays do not count. File your UD one day too early and the tenant can have the case dismissed on that ground alone.
Some landlords stop maintaining the property once eviction proceedings start, thinking “why bother.” That is a mistake for two reasons. First, you still have a legal duty to maintain habitable conditions under California Civil Code Section 1941 regardless of whether eviction is pending. Second, any habitability issues that arise during the eviction can become a defense the tenant uses to fight the case.
Eviction is one of the clearest examples of why professional property management pays for itself. I have seen landlords lose months of rent and thousands of dollars in legal fees from avoidable procedural mistakes. We handle this process for owners across our portfolio of over 730 properties every year. The cost of professional management is a fraction of one bad eviction handled incorrectly. Call (562) 270-1777 before you start the process yourself.
When to Call RPM Southland for Eviction Management
Eviction is the hardest part of being a landlord. It is time-consuming, emotionally draining, and legally precise. A single procedural error can mean starting over from day one, losing months of rent while the process resets. This is one area where professional management is not just convenient: it is genuinely protective of your asset.
At RPM Southland, we handle eviction management end-to-end for our managed properties across Long Beach, Downey, Lakewood, Cerritos, and SE LA County. That means we serve the notices correctly, file the unlawful detainer, coordinate with the court and sheriff, and manage communication with the tenant throughout the process. When the property is returned to us, we turn it over and get a qualified replacement tenant placed fast.
When you work with us, you are also backed by three guarantees that matter specifically in situations like this:
If a tenant we place leaves within the first 6 months, we replace them with no leasing fee. That is a $399 savings on top of the certainty that we are thorough in our screening upfront.
We commit to filling your vacancy within 29 days. After an eviction, getting a qualified tenant in place fast is how you stop the income bleed. Our $399 flat leasing fee and 29-day commitment keep you from losing more than you have to.
If you are not satisfied with our management within the first 60 days, you can cancel with no penalty. No long contracts holding you in place if we are not delivering. We rarely, rarely have to honor this one.
“Committing to a property manager is a big, big deal. When done right, it can be one of the best things you’ve ever done for your asset. When done wrong, it can be catastrophic. So, we wanted to give you some outs in case you feel like we’re not a good fit.”
Miles Williams, Broker/Owner, RPM Southland | DRE #01968830
We manage over 730 properties across SE LA County with a 95% client retention rate. Over 50% of our portfolio has been with us for more than 5 years. That retention is not an accident. It reflects what happens when property management is handled by people who treat your property as an asset and not just a fee line. Call us at (562) 270-1777 to talk through your situation.
Frequently Asked Questions
How long does eviction take in California for non-payment of rent?
An uncontested non-payment eviction in California typically takes 30 to 45 days from the time you serve the 3-day notice to when the sheriff completes the lockout. This assumes the notice is served correctly, the tenant does not file a response to the unlawful detainer, and the court and sheriff’s schedules cooperate. If the tenant contests the case, the timeline extends to 3 to 6 months or longer.
What happens after the 3-day notice expires in California?
After the 3-day notice period expires and the tenant has not paid, vacated, or cured the violation, the landlord may file an unlawful detainer complaint in Superior Court. In Long Beach, that is filed at the Southwest Courthouse. The court issues a summons, which must be served on the tenant. The tenant then has 5 business days to file a written response. If they do not respond, the landlord can request a default judgment for possession.
Can a landlord evict a tenant in California without going to court?
No. California law requires landlords to go through the court process to legally remove a tenant. Self-help evictions, which include changing locks, removing doors, shutting off utilities, or removing a tenant’s belongings without a court order, are illegal under California Civil Code Section 789.3. Penalties include actual damages, punitive damages up to $100 per day, and attorney fees. The only legal path to eviction is the unlawful detainer process through Superior Court.
How much does it cost to evict a tenant in California?
The base costs for a California eviction include: Superior Court filing fee (approximately $240 to $435 depending on the amount disputed), service of process fees ($75 to $150), and sheriff’s lockout fee (approximately $145 in Los Angeles County). If you hire an eviction attorney, attorney fees typically range from $1,500 to $4,000 for an uncontested case and significantly more for a contested one. Lost rent during the eviction period is the largest real cost for most landlords.
What is the fastest way to evict a tenant in California?
The fastest path to completing an eviction in California is to serve the correct notice type with perfect documentation, ensure proper service, file the unlawful detainer immediately after the notice period expires, and have the writ delivered to the sheriff the same day it is issued. An uncontested eviction where all of these steps are done correctly can be completed in 30 to 45 days. The most common cause of delay is a defective notice that results in dismissal and forces the landlord to start the process over.
Does Long Beach have additional eviction rules beyond California state law?
Yes. Long Beach has a Just Cause Eviction Ordinance that applies to many rental units in the city. Under this ordinance, landlords must have a qualifying “just cause” reason to evict a tenant from a covered unit. The ordinance covers most residential rental units in Long Beach with some exceptions. Before serving any eviction notice on a Long Beach property, confirm whether your unit is covered and whether your reason for eviction qualifies under both state law and the local ordinance. Failing to do so can result in case dismissal and potential liability.
What can a landlord do while waiting for the eviction to complete?
While the eviction is in process, landlords must continue to maintain the property in habitable condition as required by California Civil Code Section 1941. You cannot shut off utilities, remove appliances, or otherwise interfere with the tenant’s possession. You can and should document the property’s condition, keep records of all communication with the tenant, and prepare for the unit’s turnover so you can get it re-rented as fast as possible once you regain possession. Working with a professional property manager during this period ensures no obligations are missed.
Where do Long Beach eviction cases get filed?
Long Beach unlawful detainer cases are filed at the Southwest Courthouse, 415 W. Ocean Blvd., Long Beach, CA 90802. This courthouse is a branch of the Los Angeles County Superior Court. Filing hours and current fees should be confirmed with the court clerk before filing, as schedules and fee structures can change. For properties in other SE LA County cities such as Downey, Lakewood, or Cerritos, the correct courthouse may differ. RPM Southland manages evictions across all of these jurisdictions.
Stop Managing Evictions Alone
RPM Southland handles the complete eviction process for Long Beach and SE LA County landlords, from serving the notice to sheriff lockout and re-leasing the unit. With over 730 properties under management and a 4.8 star rating on Google, we know how to protect your asset through one of the hardest situations a landlord faces.
Call us today at (562) 270-1777 or get a free property evaluation online.
This content is provided for general informational and educational purposes only and does not constitute financial, legal, tax, or investment advice. Readers should consult with licensed professionals regarding their specific circumstances.
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