Real Property Management Southland Blog
Last Updated: April 2026 | Reading Time: 18 minutes
To evict a tenant in Long Beach you need a legally recognized “just cause” under the city’s 2020 ordinance. Serve the correct written notice (3-day, 30-day, 60-day, or 90-day depending on the reason), wait out the notice period, then file an unlawful detainer lawsuit in Los Angeles County Superior Court if the tenant doesn’t vacate. Uncontested evictions take 5–8 weeks; contested cases run 2–4 months. Total costs typically range from $1,500 to $5,000+. Long Beach’s rules are stricter than state law, every step must follow the local ordinance exactly or the case gets thrown out.
- Long Beach’s Just Cause Eviction Ordinance
- At-Fault vs. No-Fault Eviction Causes
- Notice Types and Timelines
- The Unlawful Detainer Court Process
- Relocation Assistance Requirements
- How AB 1482 Interacts with Long Beach Law
- How Much Does an Eviction Cost?
- Common Mistakes That Derail Evictions
- When to Hire a Property Manager
- Frequently Asked Questions
Evicting a tenant in Long Beach is not something any property owner wants to deal with. But sometimes it is unavoidable, and when it happens, doing it correctly from the very first step is what separates a 6-week resolution from a 6-month nightmare.
I have managed over 730 properties across Long Beach and surrounding cities for the past 11 years. In that time, we have processed hundreds of evictions at RPM Southland. Some were straightforward nonpayment cases that resolved quickly. Others were drawn-out disputes that taught us exactly how much a single procedural mistake can cost a property owner in time and money.
Just this last year we had a property owner who almost hired us and then ended up putting in their own tenant and not moving forward with us. About six months later they called us up and asked if we could evict that tenant for them. They hadn’t done a thorough screening and ended up with a horrible tenant who was now in default and causing all sorts of other issues at their property.
That story plays out constantly across Long Beach. The eviction process in California is already one of the most tenant-protective in the country. Add Long Beach’s own Just Cause Eviction Ordinance on top of state law, and you have a system where one wrong move on a notice can reset your timeline to zero.
This guide walks you through every step of the process as it stands in 2026, including the new AB 2347 changes that took effect in January 2025.
Long Beach’s Just Cause Eviction Ordinance
On February 18, 2020, the Long Beach City Council adopted the Just Cause for Termination of Tenancies Ordinance, codified as Chapter 8.99 of the Long Beach Municipal Code. This local ordinance provides additional tenant protections beyond what California state law already requires.
The core rule is simple: once a tenant has continuously and lawfully occupied a residential rental unit for 12 months or more, you cannot terminate their tenancy without a legally recognized reason. That reason must be stated in the written notice to terminate.
If you are managing rental properties in Long Beach, this ordinance applies to most residential units. There are limited exemptions, including:
- Single-family homes and condos where the owner has provided the required AB 1482 exemption notice
- Units built within the last 15 years (the rolling window under AB 1482)
- Owner-occupied duplexes where the owner lives in one unit
- Government-subsidized housing already covered by other regulations
For the vast majority of Long Beach landlords with multi-unit rental properties, this ordinance is in full effect. Every property owner should look at their property as an asset, and understanding the legal framework protecting your tenants is part of protecting that asset.
Not sure if your Long Beach rental is covered by just cause protections?
Call RPM Southland at (562) 270-1777 for a free property compliance review.
At-Fault vs. No-Fault Eviction Causes
Long Beach’s ordinance recognizes two categories of just cause. Understanding which category your situation falls into determines what notice you serve, what you owe the tenant, and how the court process unfolds.
At-Fault Causes
- Nonpayment of rent – Tenant has failed to pay rent after proper notice
- Lease violation – Material breach of a lease term after written notice and opportunity to cure
- Nuisance or waste – Damaging the property or creating conditions that substantially interfere with other tenants
- Criminal activity – Using the unit for illegal purposes or making criminal threats against the owner or owner’s agent
- Unauthorized subletting – Subleasing or assigning the unit without landlord approval when prohibited by the lease
- Refusal to allow access – Denying the landlord reasonable access for repairs or inspections after proper notice
- Failure to sign new lease – Refusing to sign a renewal lease with materially similar terms
No-Fault Causes
- Owner move-in – Owner or specified family member intends to occupy the unit as their primary residence
- Withdrawal from rental market – Permanently removing the unit from the rental housing market (Ellis Act)
- Government order – A government agency requires the unit to be vacated due to uninhabitable conditions
- Substantial remodel – Work requiring permits that cannot be done safely with the tenant in the unit
- Demolition – Intent to demolish the structure (with proper permits)
In our experience at RPM Southland, the most common eviction scenarios across Long Beach rental properties are nonpayment of rent, chronic lease violations (unauthorized occupants and pets are frequent offenders), and owner move-in situations. We see relatively fewer demolition or withdrawal cases in practice.
Notice Types and Timelines
The type of notice you serve depends on why you are evicting the tenant. Serve the wrong notice, or make an error in the notice content, and you will have to start over. I cannot stress this enough: the notice is the foundation of the entire eviction. Get it wrong and everything that follows collapses.
| Notice Type | When to Use | Timeline | Key Requirements |
|---|---|---|---|
| 3-Day Notice to Pay Rent or Quit | Tenant has not paid rent | 3 days (excluding weekends and court holidays) | Must list only past-due rent. No late fees, utilities, or other charges. Must specify exact amount, rental period, and payment method. |
| 3-Day Notice to Cure or Quit | Lease violation that can be fixed | 3 days (excluding weekends and court holidays) | Must describe the specific violation and give the tenant a chance to fix it. If they cure the violation, you cannot proceed. |
| 3-Day Notice to Quit | Nuisance, illegal activity, or waste | 3 days (excluding weekends and court holidays) | No opportunity to cure required. Must describe the specific conduct. |
| 30-Day Notice | No-fault termination (tenant under 1 year occupancy) | 30 calendar days | State the just cause reason. If no-fault, include relocation assistance information. |
| 60-Day Notice | No-fault termination (tenant 1+ years occupancy) | 60 calendar days | Required for tenants who have occupied the unit for one year or more. Must state just cause and include relocation details. |
| 90-Day Notice | Section 8 / subsidized tenancies | 90 calendar days | Required for government-subsidized tenants. Must comply with both local and federal notice requirements. |
Service Methods
California law allows three methods for serving an eviction notice:
- Personal delivery: Hand the notice directly to the tenant. This is the strongest method of service.
- Substituted service: If you cannot find the tenant, leave the notice with a competent adult at their home or workplace, and mail a copy to the rental address.
- Post and mail: If neither personal nor substituted service is possible, post the notice on the door and mail a copy to the tenant. This adds extra days to the notice period.
We always recommend hiring a registered process server for notice delivery. The cost is minimal ($75 to $150), and it gives you a proof of service affidavit that holds up in court. Many DIY landlords in Long Beach try to serve notices themselves and then cannot prove the tenant received it.
Need help serving a legally compliant eviction notice in Long Beach?
Call (562) 270-1777 – We coordinate everything from notice to lockout.
The Unlawful Detainer Court Process: Step by Step
Once your notice period expires and the tenant has not complied (has not paid rent, has not cured the violation, or has not vacated), you can file an unlawful detainer lawsuit. This is the formal legal proceeding to regain possession of your property through the court.
Serve the Proper Notice
Serve the correct notice type via personal delivery, substituted service, or post-and-mail. Keep the proof of service document.
Wait for Notice Period to Expire
You cannot file the lawsuit until the full notice period has passed. For 3-day notices, count only court days (no weekends or holidays).
File the Unlawful Detainer Complaint
File at the Los Angeles County Superior Court. For Long Beach properties, this is typically the Governor George Deukmejian Courthouse in Long Beach. Filing fee is $435.
Serve the Summons and Complaint
A process server delivers the court papers to the tenant. This must be done by someone not involved in the case who is at least 18 years old.
Tenant Responds (10 Court Days)
Under AB 2347 (effective January 2025), the tenant now has 10 court days to file an answer. This is up from the previous 5 court days, adding roughly one extra week to every case.
Default Judgment or Trial
If the tenant does not respond, request a default judgment. If they file an answer, the court schedules a trial within 20 days of either party’s request.
Obtain Judgment and Writ of Possession
If the court rules in your favor, you receive a judgment for possession. Apply for a Writ of Possession ($40 fee), which authorizes the sheriff to enforce the eviction.
Sheriff Lockout
The LA County Sheriff’s Department posts a 5-day notice to vacate. After 5 days, if the tenant has not left, the sheriff physically removes them and changes the locks. Sheriff fee: $150 to $200.
One thing that catches a lot of Long Beach landlords off guard is the AB 2347 change. Before January 2025, tenants had 5 court days to respond to an unlawful detainer summons. Now they have 10 court days. That single change adds roughly a full calendar week to every eviction, even the straightforward ones. It is one more reason to get the notice right the first time so you do not have to restart the clock.
Relocation Assistance Requirements
This is the section that trips up the most Long Beach landlords. If you are terminating a tenancy for a no-fault reason, you are legally required to provide relocation assistance to the tenant.
How Much Do You Owe?
Long Beach Relocation Assistance (No-Fault Evictions)
$4,500 or two months of the tenant’s rent at the time the notice is served, whichever amount is greater.
For example, if the tenant pays $2,800/month in rent, two months equals $5,600. Since $5,600 is greater than $4,500, you would owe $5,600.
If the tenant pays $2,000/month, two months equals $4,000. Since $4,500 is greater, you would owe $4,500.
When Relocation Assistance Applies
- Owner or family move-in – Yes, relocation assistance required
- Withdrawal from rental market (Ellis Act) – Yes, relocation assistance required
- Substantial remodel – Yes, relocation assistance required
- Demolition – Yes, relocation assistance required
- Government order to vacate – Yes, relocation assistance required
- Nonpayment of rent – No, this is at-fault
- Lease violations – No, this is at-fault
- Criminal activity – No, this is at-fault
How California’s AB 1482 Interacts with Long Beach Law
California’s Tenant Protection Act of 2019 (AB 1482) provides statewide just cause eviction protections and rent caps. Long Beach’s ordinance adds a local layer on top. When both laws apply to the same property, you must comply with whichever law provides greater protection to the tenant.
| Provision | AB 1482 (State) | Long Beach Ordinance (Local) |
|---|---|---|
| Just cause required after | 12 months of occupancy | 12 months of occupancy |
| Relocation (no-fault) | One month’s rent | $4,500 or two months’ rent (whichever is greater) |
| Rent cap | 5% + local CPI or 10%, whichever is less | No separate rent control ordinance (AB 1482 cap applies) |
| Exemptions | Single-family homes (with notice), buildings under 15 years old, certain owner-occupied properties | Narrower exemptions; covers more properties |
| Expires | January 1, 2030 | No expiration date |
The practical takeaway for Long Beach landlords: Long Beach’s ordinance is stricter than state law in most cases, especially on relocation assistance. If you own rental property in Long Beach, you should assume the local ordinance applies unless you have confirmed an exemption with legal counsel.
This dual layer of regulation is one of the main reasons we tell property owners in Long Beach that the cost of professional property management is a fraction of what a botched eviction costs. The rules here are more complex than what most landlords realize until they are already in trouble.
How Much Does an Eviction Cost in Long Beach?
Property owners always want to know the bottom line. Here is what you can expect to spend on an eviction in Long Beach in 2026, broken down by scenario.
Uncontested Eviction (Tenant Does Not Respond)
- Court filing fee (LA County): $435
- Process server (notice + summons): $150 – $300
- Writ of Possession: $40
- Sheriff lockout fee: $150 – $200
- Attorney fees (if hired): $1,000 – $2,000
Contested Eviction (Tenant Files an Answer / Goes to Trial)
- Court filing fee (LA County): $435
- Process server (notice + summons): $150 – $300
- Writ of Possession: $40
- Sheriff lockout fee: $150 – $200
- Attorney fees (trial prep + court): $3,000 – $5,000+
- Lost rent during process (2-4+ months): Varies
No-Fault Eviction (Add Relocation Assistance)
- All court and legal costs above, plus:
- Relocation assistance: $4,500 – $7,000+ (depending on rent amount)
These numbers do not account for the cost of property damage that sometimes accompanies a contested eviction. We have seen Long Beach properties where departing tenants caused thousands of dollars in damage to walls, appliances, and flooring. That is yet another reason why thorough tenant screening on the front end is the best eviction prevention strategy that exists.
Facing an eviction and want to know exactly what it will cost for your situation?
Call (562) 270-1777 for a no-obligation consultation.
Common Mistakes That Derail Long Beach Evictions
After 11 years and hundreds of eviction cases, here are the mistakes we see Long Beach landlords make most often. Every one of these can add weeks or months to your timeline and hundreds or thousands of dollars to your costs.
1. Including Late Fees on a 3-Day Notice
This is the number one mistake. California law requires that a 3-day notice to pay rent or quit lists only the past-due rent. If you include late fees, utility charges, parking fees, or any other amount that is not rent, the entire notice is invalid. You have to start over.
2. Not Calculating the 3-Day Period Correctly
After the 2025 Eshagian v. Cepeda ruling, your 3-day notice must specify the exact start and expiration dates of the compliance period, excluding weekends and court holidays. Many DIY landlords still write “you have 3 days” without listing the actual dates. That notice will not hold up in court.
3. Serving the Wrong Notice Type
A 30-day notice when you needed a 60-day notice (because the tenant has lived there more than a year) is grounds for dismissal. Always verify the tenant’s length of occupancy before choosing your notice.
4. Accepting Partial Rent After Serving Notice
5. “Self-Help” Eviction Tactics
Changing the locks, shutting off utilities, removing the front door, or removing the tenant’s belongings without a court order is illegal in California. It does not matter how much rent the tenant owes or how badly they are damaging your property. You must go through the court process. Landlords who attempt self-help evictions in Long Beach face lawsuits, penalties, and criminal charges.
6. Not Filing Quickly After the Notice Expires
Once your notice period expires and the tenant has not complied, file the unlawful detainer complaint immediately. Every day you wait is another day of lost rent and another day the tenant occupies your property.
7. Skipping Proper Screening to Avoid Future Evictions
The best eviction is the one you never have to file. We see landlords in Long Beach who skip background checks, income verification, or reference calls because they want to fill a vacancy fast. That decision regularly comes back to cost them $5,000 to $15,000 in eviction expenses and lost rent. As we discuss in our guide on DIY versus professional property management, screening is the single highest-ROI activity in the entire landlord workflow.
When to Hire a Property Manager to Handle Evictions
Can you handle an eviction yourself? Technically, yes. Should you? In most cases, no. Not in Long Beach, not in 2026.
The regulatory environment in Long Beach is more complex than most California cities. You have the city’s Just Cause Ordinance layered on top of AB 1482, layered on top of standard California Code of Civil Procedure requirements for unlawful detainers. Miss one requirement from any of those three layers and your case can be dismissed.
Here is when it makes sense to bring in a professional:
- This is your first eviction and you are not familiar with California eviction law
- Your tenant has an attorney or is receiving legal aid assistance
- The tenant is raising habitability defenses or counterclaims
- You have multiple properties and evictions are consuming your time
- You need someone to coordinate notice service, attorney communication, and court filing deadlines
- Your property is covered by Long Beach’s Just Cause Ordinance and you are not 100% sure which notice type to serve
- You want to avoid the emotional stress of direct confrontation with a difficult tenant
At RPM Southland, eviction coordination is part of what we do as property managers. We work with experienced eviction attorneys who handle Long Beach and LA County Superior Court cases regularly. We serve the notices, file the paperwork, coordinate with the sheriff, and keep you informed at every step. You do not have to take time off work to appear at the courthouse or figure out which form to file next.
With over 800 five-star reviews and a 4.8-star rating, our reputation is built on getting results for property owners across Long Beach, Lakewood, Signal Hill, Cerritos, and surrounding cities. We maintain a 95% client retention rate because property owners see the value in having someone who knows the local rules handle the hard situations.
Dealing with a Problem Tenant?
Do not wait until a small issue becomes a $10,000 eviction. Let our team assess your situation and recommend the fastest, most cost-effective path forward.
Frequently Asked Questions About Evictions in Long Beach
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