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Арендодатель Требования for Unpaid Rent

Pre-Выселение Rent Требования for California Residential Арендодательs

California Rent Collection & Выселение Law
Pre-Выселение Требования: Before filing an unlawful detainer (выселение) судебный иск, California арендодательs must serve арендаторы with письменное уведомление demanding payment of rent. While the 3-Day Notice to Pay Rent or Quit (CCP § 1161) is the formal legal notice required before выселение, an informal требование can often resolve the issue faster and preserve the арендодатель-арендатор relationship.
Types of Rent Notices
Notice Type Purpose Legal Effect
Informal Требование Friendly reminder or firm demand for rent; not required by law Нет legal effect; cannot be used as basis for выселение
3-Day Notice to Pay Rent or Quit (CCP § 1161) Formal notice required before filing unlawful detainer Legally required; gives арендатор 3 days to pay or vacate
30-Day / 60-Day / 90-Day Notice Расторжение of tenancy (no cause required in non-just-cause jurisdictions) Used to end month-to-month tenancies, not for rent collection
3-Day Notice to Pay Rent or Quit (CCP § 1161)

This is the formal statutory notice required before filing an unlawful detainer судебный иск:

  • When Required: Арендатор has failed to pay rent when due
  • Form Requirements: Must state exact amount of rent owed, period for which rent is due, demand for payment в течение 3 дней or арендатор must vacate
  • Service: Must be served personally, by substituted service, or by posting and mailing
  • Timing: Арендатор has 3 days (excluding Saturdays, Sundays, and суд holidays) to pay full amount or vacate
  • Payment: If арендатор pays full amount в течение 3 дней, tenancy is reinstated and арендодатель cannot proceed with выселение
⚠️ Strict Соблюдение Required: 3-Day Notices must strictly comply with CCP § 1161. Any error (incorrect rent amount, wrong address, improper service) voids the notice and requires starting over. Many арендодательs use адвокат-prepared forms to avoid costly mistakes.
AB 1482: Statewide Rent Cap & Just Cause Выселение

California's Арендатор Protection Act (гражданский кодекс § 1946.2) imposes restrictions on evictions statewide:

  • Covered Properties: Applies to most residential properties over 15 years old (exemptions: single-family homes, condos if owner gives notice, new construction after 2/1/2020)
  • Just Cause Required: Арендодательs can only evict for specific "at-fault" reasons (nonpayment of rent, договор аренды нарушениеs, помеха, illegal activity) or "no-fault" reasons (owner move-in, substantial remodel, withdrawal from rental market)
  • Relocation Assistance: Нет-fault evictions require one month's rent in relocation assistance
  • Rent Cap: Annual rent increases capped at 5% + CPI (max 10% total)
Nonpayment Is At-Fault Just Cause: неуплата rent is a valid "at-fault" just cause for выселение under AB 1482. Арендодательs need not provide relocation assistance or additional justification when evicting for nonpayment.
Local Ordinances: Rent Control & Выселение Protections

Many California cities have stricter rules than state law:

  • Los Angeles: Rent Stabilization Ordinance (RSO) limits rent increases and requires just cause; арендаторы can pay в течение 5 дней of 3-Day Notice without арендодатель being able to proceed
  • San Francisco: Rent control, just cause, and strict notice requirements; 3-Day Notices must include specific language about арендатор rights
  • Oakland, Berkeley, San Jose, Santa Monica: Various rent control and just cause выселение protections
⚠️ Check Local Rules: Always verify local выселение ordinances before serving notices or filing unlawful detainer. несоблюдение with local requirements can result in dismissal of выселение case.
Rent Collection Strategy: Informal Требования vs. Formal Notices
When to Use Informal Требования

Advantages:

  • Preserve Relationship: Friendly tone maintains good арендодатель-арендатор relationship if арендатор has temporary financial difficulty
  • Faster Resolution: Арендатор may respond more cooperatively to informal reminder than formal legal notice
  • Flexibility: Can offer payment plans or negotiate solutions without triggering formal выселение process
  • Lower Risk: Avoids technical errors that could void a 3-Day Notice

Best For:

  • First-time late rent (арендатор normally pays on time)
  • Short delays (rent is 3-7 days late)
  • Арендатор has communicated legitimate hardship (job loss, medical emergency)
  • Long-term, reliable арендаторы with good payment history
  • Situations where you're willing to negotiate a payment plan
When to Serve 3-Day Notice (Skip Informal Demand)

Serve Formal Notice Immediately When:

  • Арендатор is chronically late (repeated pattern of nonpayment)
  • Арендатор has ignored prior informal demands
  • Rent is 10+ days late with no communication from арендатор
  • Арендатор has violated other договор аренды terms в дополнение к nonpayment
  • You have already offered payment plans or accommodations that арендатор failed to honor
  • Арендатор is actively avoiding you (not responding to calls, emails, or texts)
  • You need to start the выселение clock immediately (e.g., property is in foreclosure, you need unit vacant by specific date)
Late Fees & Additional Charges

California law allows late fees if specified in the договор аренды and reasonable:

  • Reasonableness: Late fees must reasonably reflect арендодатель's administrative costs and убытки from late payment
  • Typical Amounts: $25-$75 фиксированная оплата, or 5-10% of monthly rent
  • Grace Periods: Many leases provide 3-5 day grace period before late fees accrue
  • Daily Fees: Some leases charge daily late fees (e.g., $10/day after grace period)
⚠️ Cannot Include Late Fees in 3-Day Notice: CCP § 1161.1 prohibits including late fees, interest, or other charges in the rent amount stated on a 3-Day Notice to Pay Rent or Quit. Only actual rent owed can be demanded. You can sue for late fees separately in суд мелких тяжб or unlimited civil суд.
Payment Plans: Pros & Cons

Benefits of Offering Payment Plans:

  • Avoid costs and delays of выселение (судебная пошлинаs, адвокат fees, lost rent during vacancy)
  • Maintain occupancy and cash flow (even partial rent is better than zero while unit is vacant)
  • Preserve relationship with otherwise good арендатор
  • Avoid potential defenses арендатор might raise in выселение (пригодность для проживания, возмездие, дискриминация)

Risks of Payment Plans:

  • Арендатор may default on payment plan, further delaying выселение
  • Creates precedent that арендатор can pay late without consequences
  • Other арендаторы may see leniency and also pay late
  • Продолжитьs tenancy with financially unreliable арендатор who may default again
Best Practice: If offering a payment plan, put it in writing as a formal agreement specifying: exact payment amounts, due dates, acceleration clause (full balance due immediately if арендатор misses any payment), арендатор's acknowledgment they are in default, waiver of any defenses, and stipulation that арендодатель can proceed with выселение immediately if plan is violated.
Partial Payments: Waiver Risk
⚠️ Accepting Partial Payment Can Void 3-Day Notice: If you serve a 3-Day Notice and then accept any partial payment, you may waive your right to proceed with выселение based on that notice. If you want to accept partial payment, either: (1) wait until after 3-day period expires and арендатор has vacated or (2) have арендатор sign stipulation that partial payment does not waive notice.
How to Write an Effective Rent Требование
Two Approaches: Friendly vs. Firm
Friendly Approach: Use for first-time late payers or арендаторы with good history. Tone is polite but clear. Offers assistance (payment plan) while stating consequences if rent not paid.
Firm Approach: Use for repeat offenders or when арендатор has ignored prior demands. Tone is formal and direct. States exact amount owed, deadline for payment, and consequences (formal 3-Day Notice and выселение).
Essential Components
Component What to Include
Header Your name/property management company, address, phone, email; арендатор name and unit address
Subject Line "Rent Payment Demand" or "Notice of Past Due Rent"
Amount Owed Exact rent amount owed and rental period (e.g., "$2,500 for December 2024 rent")
Due Date Original rent due date and number of days late
Late Fees Late fee amount if applicable (cite договор аренды provision)
Deadline Specific date by which payment must be received (typically 5-10 days from letter date)
Payment Method How to pay (check, online portal, wire transfer, etc.)
Consequences State that неуплата will result in 3-Day Notice and выселение proceedings
Контакт Info Invite арендатор to contact you to discuss payment arrangements
Delivery Method
  • Email + Hard Копировать: Отправить via email (if you have арендатор's email) and deliver hard copy
  • Posted on Door + Mailed: Tape to арендатор's door and send via first-class mail
  • заказное письмо (Optional): For firm demands, use заказное письмо to create paper trail
  • Text Message (Supplemental): If you communicate with арендатор via text, send brief text alerting them to check email or door for important notice
What NOT to Include
  • Threats: Never threaten to lock out арендатор, shut off utilities, or remove their property (all illegal under гражданский кодекс § 789.3)
  • Personal Attacks: Avoid insulting or demeaning language
  • Unenforceable Требования: Don't demand арендатор move out immediately (must follow выселение process)
  • Incorrect Amounts: Double-check calculations; errors undermine credibility
  • Legal Advice: Don't advise арендатор on their legal rights or suggest they don't need an адвокат
Follow-Up Timeline
Day Action
День 1 Отправить informal требование
Day 3-5 Follow up with phone call or email if no response
Day 7-10 If deadline passes with no payment, prepare 3-Day Notice to Pay Rent or Quit
Day 11-14 Serve 3-Day Notice (personally, substituted service, or post-and-mail)
Day 17+ If арендатор fails to pay within 3-day period, file unlawful detainer судебный иск
Sample Rent Требования
Sample 1: Friendly Reminder (First-Time Late)
[Your Name / Property Management Company] [Address] [Phone] [Email] [Date] [Арендатор Name] [Rental Property Address] [City, State ZIP] RE: Reminder – Rent Payment Past Due Dear [Арендатор Name]: I hope this message finds you well. I am writing to remind you that your rent payment for [Month Year] in the amount of $[Rent Amount] was due on [Due Date] and has not yet been received. As of today, [Current Date], your rent is [X] days past due. I understand that unexpected circumstances can arise, and I wanted to reach out before taking any formal action. If you are experiencing financial difficulty, please contact me as soon as possible so we can discuss possible arrangements. AMOUNT DUE: Rent for [Month Year]: $[Amount] Late Fee (per договор аренды § [X]): $[Late Fee] Итого Amount Due: $[Итого] PAYMENT DEADLINE: Please submit full payment by [Deadline Date, typically 5-7 days from letter]. You may submit payment via: • Online portal: [URL] • Check payable to [Your Name], mailed to [Address] • [Other payment methods] If payment is not received by [Deadline Date], I will be required to serve you with a formal 3-Day Notice to Pay Rent or Quit, which is the first step in the выселение process. I value you as a арендатор and hope we can resolve this matter quickly. Please feel free to contact me at [Phone] or [Email] to discuss this. Thank you for your prompt attention to this matter. С уважением, [Your Signature] [Your Printed Name] [Title, if applicable]
Sample 2: Firm Demand (Repeat Late Payer)
[Your Name / Property Management Company] [Address] [Phone] [Email] [Date] [Арендатор Name] [Rental Property Address] [City, State ZIP] SENT VIA EMAIL AND заказное письмо RE: FINAL ТРЕБОВАНИЕ FOR PAYMENT OF PAST DUE RENT Dear [Арендатор Name]: This letter constitutes a final demand for payment of past due rent for the rental property located at [Address]. As of [Date], you owe the following: PAST DUE RENT: • [Месяц 1 Year]: $[Amount] • [Month 2 Year]: $[Amount] (if applicable) • [Month 3 Year]: $[Amount] (if applicable) SUBTOTAL RENT OWED: $[Rent Subtotal] LATE FEES: • Late fees per договор аренды agreement: $[Late Fee Amount] TOTAL AMOUNT DUE: $[Итого Amount] Your rent has been past due for [X] days. This is the [second/third/fourth] time in the past [timeframe] that your rent has been late. On [Prior Date(s)], I sent you [informal требованиеs / payment reminders] regarding prior late payments. Under the terms of your договор аренды agreement dated [Договор Аренды Date], rent is due on the [1st] of each month. неуплата rent when due is a material breach of the договор аренды. DEADLINE FOR PAYMENT: You must pay the full amount of $[Итого] by [Deadline Date – typically 5-7 days]. Payment must be received by this date – postmarks will not be accepted. Payment must be made via: • [Cashier's check or money order] payable to [Your Name] • Delivered to: [Address] [OR: Online portal / wire transfer instructions] CONSEQUENCES OF NON-PAYMENT: If full payment is not received by [Deadline Date], I will immediately serve you with a 3-Day Notice to Pay Rent or Quit в соответствии с California Code of Civil Procedure § 1161. If you fail to pay в течение 3 дней of service of that notice or fail to vacate the premises, I will file an unlawful detainer (выселение) судебный иск against you. An выселение judgment will: • Require you to vacate the property • Result in a money judgment against you for all rent owed, суд costs, and адвокат fees • Damage your credit and rental history, making it difficult to rent in the future • Potentially result in wage garnishment and bank levies to collect the judgment I am not willing to negotiate further payment plans at this time due to your history of late payments and failure to honor prior arrangements. Pay the full amount owed by [Deadline Date] or face выселение proceedings. If you have any questions, contact me at [Phone] or [Email]. С уважением, [Your Signature] [Your Printed Name] [Title]
Sample 3: Demand with Payment Plan Offer
[Your Name / Property Management Company] [Address] [Phone] [Email] [Date] [Арендатор Name] [Rental Property Address] [City, State ZIP] RE: Past Due Rent and Payment Plan Option Dear [Арендатор Name]: I am writing regarding your past due rent for [Month(s) Year]. As of [Date], you owe: Rent for [Month Year]: $[Amount] Late Fee: $[Amount] Итого Due: $[Итого] I understand you are experiencing financial hardship due to [job loss / medical emergency / etc., if you know]. I want to work with you to resolve this matter without resorting to formal выселение proceedings. PAYMENT PLAN OPTION: I am willing to offer you a payment plan with the following terms: 1. Immediate Payment: Pay $[Amount] by [Date] as a good-faith down payment 2. Installment 1: Pay $[Amount] by [Date] 3. Installment 2: Pay $[Amount] by [Date] 4. Installment 3: Pay $[Amount] by [Date] Дополнительно, you must continue paying your current monthly rent of $[Amount] on time on the 1st of each month going forward. PAYMENT PLAN AGREEMENT: If you wish to accept this payment plan, you must: • Sign the attached Payment Plan Agreement and return it to me by [Date] • Make the first payment of $[Amount] by [Date] CONSEQUENCES OF DEFAULT: If you miss any payment under this plan or fail to pay current rent on time, the entire balance will become immediately due and I will proceed with serving a 3-Day Notice to Pay Rent or Quit and filing an unlawful detainer action. ALTERNATIVE: FULL PAYMENT If you are able to pay the full amount of $[Итого] by [Date], I will waive the late fees and we can put this matter behind us. Please contact me by [Date] to confirm whether you will accept the payment plan, pay in full, or if you need to discuss other options. If I do not hear from you by [Date], I will proceed with serving a formal 3-Day Notice to Pay Rent or Quit. С уважением, [Your Signature] [Your Printed Name] Enclosure: Payment Plan Agreement
The Выселение Process: From 3-Day Notice to Judgment
Step 1: Serve 3-Day Notice to Pay Rent or Quit

If informal demand fails, serve formal statutory notice:

  • Content: Must state exact rent amount owed, rental period, demand for payment в течение 3 дней OR арендатор must vacate
  • Service Methods: Personal service (hand to арендатор), substituted service (another person at residence + mail), or post-and-mail (post on door + mail)
  • 3-Day Calculation: Excludes Saturdays, Sundays, and суд holidays; if served on Friday, арендатор has until Wednesday of following week
⚠️ Common Errors That Void 3-Day Notices: • Including late fees or other charges (only rent can be demanded) • Incorrect rent amount • Demanding more rent than actually owed • Improper service (must follow CCP § 1162 exactly) • Not allowing арендатор option to pay (e.g., saying "vacate immediately")
Step 2: Wait for 3-Day Period to Expire
  • Cannot file unlawful detainer until 3-day period expires
  • If арендатор pays full amount during 3-day period, tenancy is reinstated and you cannot proceed with выселение
  • If арендатор pays partial amount, you can accept it (voiding the notice) or reject it and proceed with выселение
Step 3: File Unlawful Detainer Судебный Иск

If арендатор fails to pay or vacate в течение 3 дней, file выселение судебный иск in superior суд:

  • Forms: Исковое Заявление (UD-100), Summons (SUM-130), Civil Case Cover Sheet (CM-010)
  • Судебная Пошлина: Approximately $240-$435 depending on county
  • Service: Must serve арендатор with summons and исковое заявление (personal service, substituted service, or posting)
Step 4: Арендатор's Response (5 Days)

Арендатор has 5 calendar days to file written response (Answer):

  • Common Defenses: Пригодность для Проживания нарушениеs, возмездие, дискриминация, improper notice, rent already paid, breach of гарантия
  • If Арендатор Doesn't Answer: Арендодатель can request default judgment (automatic win)
  • If Арендатор Answers: Case proceeds to trial
Step 5: Trial (Typically 20-30 Days After Filing)

Unlawful detainer trials are expedited:

  • Арендодатель must prove арендатор failed to pay rent and proper notice was served
  • Арендатор can raise defenses (пригодность для проживания, возмездие, etc.)
  • If арендодатель wins: суд issues judgment for possession and money убытки (rent owed + суд costs)
  • If арендатор wins: case dismissed and арендатор can remain
Step 6: Writ of Possession & Sheriff Lockout

If арендодатель obtains judgment:

  • Арендодатель requests Writ of Possession from суд
  • Sheriff posts 5-Day Notice to Vacate on арендатор's door
  • If арендатор doesn't leave, sheriff physically removes арендатор and belongings
  • Арендодатель can change locks after sheriff lockout
Итого Timeline
Step Timeframe
3-Day Notice 3 days
File Unlawful Detainer 1-2 days
Serve Арендатор 3-5 days
Арендатор's Response Period 5 days
Trial 20-40 days from filing
Writ & Sheriff Lockout 10-15 days after judgment
Итого: Uncontested Case 30-45 days
Итого: Contested Case 60-90 days
COVID-19 & Арендатор Protections: California's COVID-19 выселение moratoriums have largely expired, but some local ordinances remain in effect. Check local rules before filing unlawful detainer, especially if арендатор claims inability to pay due to COVID-related hardship.
Адвокат Услуги for Арендодательs
Need Help Collecting Rent or Evicting a Арендатор?

I represent residential арендодательs in rent collection, выселение proceedings, and арендодатель-арендатор disputes. I can draft требованиеs, prepare and serve 3-Day Notices, file unlawful detainer lawsuits, and represent you at trial.

How I Can Help
  • Rent Требования: I draft professional требованиеs that maximize your chance of collecting rent without выселение
  • 3-Day Notice Preparation: I prepare legally compliant 3-Day Notices to Pay Rent or Quit that avoid common errors that void notices
  • Service of Process: I arrange proper service of 3-Day Notices and unlawful detainer summons/исковое заявлениеs to ensure legal соблюдение
  • Unlawful Detainer Filing: I prepare and file all unlawful detainer documents, handle service, and manage суд deadlines
  • Default Judgments: If арендатор doesn't respond, I obtain default judgment and Writ of Possession quickly
  • Trial Representation: I represent you at trial, present доказательства, cross-examine witnesses, and argue ваше дело
  • Appeals: If арендатор appeals, I defend the judgment in appellate суд
  • Post-Judgment Collection: I pursue collection of money judgments through wage garnishment, bank levies, and property liens
Unlawful Detainer Услуги

I handle all aspects of residential evictions:

  • Nonpayment of Rent: 3-Day Notice to Pay Rent or Quit for unpaid rent
  • Договор Аренды Нарушениеs: 3-Day Notice to Cure or Quit for договор аренды нарушениеs (unauthorized occupants, pets, помеха)
  • Нет-Cause Расторжение: 30/60/90-Day Notices for month-to-month tenancies (where permitted)
  • Owner Move-In: AB 1482 compliant notices for owner/family move-in evictions
  • Помеха & Waste: 3-Day Unconditional Quit notices for serious нарушениеs
Defending Against Арендатор Counterclaims

Арендаторы often raise defenses and counterclaims in выселение cases:

  • Пригодность для Проживания Defense: Арендатор claims unit is uninhabitable and withholds rent; I establish that ремонтные работы were made or defects were minor
  • Возмездие Claims: Арендатор claims выселение is возмездие for ремонт requests or исковое заявлениеs; I prove legitimate nonretaliatory reason for выселение
  • Дискриминация: Арендатор alleges Fair Housing Act нарушениеs; I establish legitimate, non-discriminatory business reason
  • Breach of Quiet Enjoyment: Арендатор claims арендодатель домогательство; I demonstrate proper conduct and adherence to access rules
Flat-Fee Unlawful Detainer Услуги
Transparent Pricing: I offer flat-fee unlawful detainer services for straightforward nonpayment cases. Flat fee typically covers 3-Day Notice preparation, исковое заявление filing, default judgment, and writ of possession. Trial representation and contested cases are billed separately. Контакт me for a quote based on your specific situation.
When to Consult an Адвокат

Consider hiring an адвокат if:

  • Арендатор has failed to pay rent and informal demands have been ignored
  • You need to serve a legally compliant 3-Day Notice and cannot afford errors
  • Арендатор is likely to contest the выселение (has hired адвокат, raised пригодность для проживания or возмездие defenses)
  • Property is subject to rent control or local just-cause выселение ordinances
  • You have never handled an unlawful detainer and want guidance through the process
  • Арендатор has filed bankruptcy (automatic stay complicates выселение)
Schedule a Call

Book a call to discuss your rent collection or выселение case. I'll review your situation, explain the выселение timeline, and provide a quote for legal services.

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Контактная информация

Email: owner@terms.law

Часто Задаваемые Вопросы
Да, if your договор аренды specifies late fees and they are reasonable. Однако, you cannot include late fees in the amount demanded on a 3-Day Notice to Pay Rent or Quit—only the actual rent can be included. You can sue for late fees separately in суд мелких тяжб or include them as убытки in the unlawful detainer исковое заявление.
Accepting partial payment after serving a 3-Day Notice can waive your right to proceed with выселение based on that notice. You have two options: (1) reject the partial payment and proceed with выселение, or (2) accept the partial payment and serve a new 3-Day Notice for the remaining balance (if арендатор is still in default). Best practice: if арендатор offers partial payment, have them sign a stipulation stating that partial payment does not waive the notice.
Uncontested evictions (арендатор doesn't file answer) typically take 30-45 days from serving the 3-Day Notice to sheriff lockout. Contested evictions (арендатор files answer and asserts defenses) take 60-90 days or longer if the case is complex. Timeline varies by county—some courts schedule trials faster than others. COVID-19 backlogs may cause additional delays in some jurisdictions.
Absolutely not. гражданский кодекс § 789.3 makes self-help evictions illegal. You cannot lock out the арендатор, shut off utilities, or remove their property, even if they owe rent. The only legal way to evict is through the суд process. Illegal lockouts result in automatic statutory убытки of $100/day (minimum $250), actual убытки, адвокат fees, and potential punitive убытки.
Пригодность для Проживания defenses are common in выселение cases. Арендатор must prove: (1) defects substantially affect пригодность для проживания; (2) they notified you of defects and gave reasonable time to ремонт; (3) defects were not caused by арендатор; (4) арендатор did not waive пригодность для проживания rights. To defend: prove you made ремонтные работы promptly, defects were minor or cosmetic, арендатор never notified you of issues, or арендатор caused the damage. Document all ремонт requests and responses.
It depends. Payment plans can avoid costly evictions and maintain occupancy, but they also prolong tenancy with an unreliable арендатор who may default again. Consider: арендатор's payment history, reason for nonpayment (temporary hardship vs. chronic financial instability), cost of выселение vs. value of maintaining tenancy, and your risk tolerance. If you do offer a plan, put it in writing with strict terms and an acceleration clause allowing immediate выселение if арендатор defaults.

Арендодатель Требования for Unpaid Rent

Before initiating выселение proceedings, арендодательs must typically send a formal demand for unpaid rent. This "pay or quit" notice gives the арендатор a final opportunity to pay before facing выселение. Proper notice is legally required in most states—skipping this step can delay or derail your выселение case.

State Notice Requirements

Notice periods vary by state: California requires 3 days, Texas requires 3 days (unless договор аренды specifies otherwise), New York requires 14 days for monthly арендаторы, Florida requires 3 days. Some states require specific language. Using the wrong form or period can invalidate your выселение. Always verify your state's current requirements.

What to Include

Proper Service

How you deliver the notice matters. Most states require personal service, posting and mailing, or заказное письмо. Keep proof of service—you'll need it in суд. Many арендодательs use a process server for выселение notices to ensure proper documentation.