The Ellis Act in Los Angeles: How a Landlord Can Withdraw All Units to Evict (and How to Spot a Fake)

Most evictions target one tenant for one reason. The Ellis Act is different: it lets a landlord evict everyone in a building at once by declaring that they are going out of the rental business entirely. It is one of the few "no-fault" grounds a landlord can use even against a tenant who has done nothing wrong and is fully protected by rent stabilization. Because it is so powerful, the law wraps it in strict conditions, and those conditions are exactly where illegal evictions get exposed. This guide explains how the Ellis Act works in Los Angeles, what you are owed, and how to tell a genuine withdrawal from a landlord who is just trying to clear the building.

What the Ellis Act actually is

The Ellis Act is a California state law, Government Code sections 7060 through 7060.7. It was passed to guarantee landlords one thing: no city can force a property owner to stay in the rental business against their will. So even in a city with strong rent control, a landlord is allowed to remove their units from the rental market and terminate all tenancies to do it.

The key word is all. A landlord cannot use the Ellis Act to evict the tenants in units 3 and 7 while continuing to rent units 1, 2, and 4. Every residential tenancy at the property has to be terminated together as part of a genuine exit from the rental business. A "partial Ellis" aimed at a few inconvenient tenants is not a valid Ellis withdrawal at all, and that single rule is the most common reason bad-faith Ellis evictions fall apart.

The paperwork a real Ellis withdrawal requires in LA

In the City of Los Angeles, the Ellis Act is layered on top of the Rent Stabilization Ordinance (RSO). The city's Ellis provisions live in Los Angeles Municipal Code sections 151.22 to 151.28, and Ellis withdrawal is listed as a legitimate no-fault ground under LAMC 151.09. A lawful withdrawal has a visible paper trail, which is one of the easiest things for a tenant to check:

• The landlord must file a Notice of Intent to Withdraw the units with the Los Angeles Housing Department (LAHD).
• The landlord must record a memorandum of that withdrawal with the Los Angeles County Registrar-Recorder, which puts a public "deed restriction" on the property tying it to Ellis re-rental rules for years afterward.
• The landlord must serve each tenant written notice and pay relocation assistance.

If a landlord is telling you they are "Ellising" the building but has filed nothing with LAHD and recorded nothing with the County, that is a serious red flag. You can verify a filing by contacting LAHD through housing.lacity.gov or by calling the city's 311 line, and you can search recorded documents through the County Registrar-Recorder.

Notice periods: 120 days, or a full year

The standard Ellis notice period is 120 days from the date the landlord files the notice of intent to withdraw. That is the minimum time you have before you can be required to leave.

The period stretches to a full year for tenants who qualify as protected. Under the Ellis Act and LA's ordinance, a tenant who is at least 62 years old or who is disabled is entitled to the one-year extension, and LA extends comparable protection to certain long-term and lower-income households. Critically, this longer period is not automatic: you generally must notify your landlord in writing that you qualify within 60 days of the landlord's notice of intent to withdraw. Miss that window and you can lose the extra time, so if you are a senior or disabled tenant, respond in writing quickly and keep proof. (For how notice deadlines interact with other eviction grounds, see our overview of eviction notice types in Los Angeles.)

Relocation assistance you are owed

Because an Ellis withdrawal is a no-fault eviction, the City of LA requires the landlord to pay permanent relocation assistance to displaced tenants. LAHD sets these amounts on a tiered schedule: a base amount for "eligible" tenants and a higher amount for "qualified" tenants (generally seniors 62+, disabled tenants, households with minor children, and lower-income or long-term tenants), with the figure also varying by the size and length of your tenancy.

These dollar amounts are adjusted by LAHD, typically each year, so rather than rely on a number that may already be out of date, confirm the current published figure directly from LAHD before you accept anything. The current relocation schedule is posted at housing.lacity.gov. Relocation money is your right, not a favor, and accepting a "cash for keys" side deal that is smaller than the mandated relocation payment usually means leaving money on the table. Our guide to no-fault relocation assistance in LA walks through how the tiers work.

Re-rental restrictions and your right of first refusal

The Ellis Act does not just let a landlord empty a building and immediately re-rent it at market rate. State law and LA's ordinance impose restrictions that follow the property for up to ten years, and they are the teeth that keep Ellis from being a rent-reset scheme:

• Two years: If the owner puts the units back on the rental market within two years of withdrawal, they are exposed to significant liability. The city and displaced tenants can sue, and courts can award actual and even punitive (exemplary) damages for a bad-faith withdrawal.
• Five years: If the units are offered for rent again within five years, they must be offered at the rent that was in effect when the tenancies were terminated (plus any allowable annual increases), and the units generally remain subject to rent stabilization. A landlord cannot use a five-year detour to escape RSO rent levels.
• Ten years: If the units are re-offered for rent within ten years, they must first be offered back to the displaced tenants before anyone else. This is the tenant right of first refusal.

To preserve your right of first refusal, you usually have to ask for it in writing. When you are displaced, notify the landlord in writing that you want to be offered the unit if it ever comes back on the market, and give them an address where they can reach you (update it if you move). Without that request on file, the landlord may not be obligated to track you down. Keep a copy.

City of LA vs. LA County vs. other cities

The Ellis Act is state law, so it applies everywhere in California, but the local rules that surround it differ:

• City of Los Angeles: RSO units are covered by LAMC 151.22-151.28, with LAHD filing, recording, relocation, and the re-rental restrictions above.
• Unincorporated LA County: The County's Rent Stabilization and Tenant Protections Ordinance recognizes Ellis withdrawals and has its own relocation and re-rental provisions. Verify the details with the LA County Department of Consumer and Business Affairs at dcba.lacounty.gov.
• Other cities: Santa Monica, West Hollywood, Beverly Hills, and Glendale each run their own rent and relocation programs on top of the Ellis Act, and their numbers and procedures are not the same as the City of LA's.

How to tell a real Ellis withdrawal from an illegal one

A genuine Ellis withdrawal has a consistent fingerprint. An illegal or bad-faith one usually breaks one of these rules:

• Only some units are being cleared. If the landlord keeps renting other units in the same building, it is not a valid Ellis withdrawal.
• Nothing was filed or recorded. No LAHD notice of intent and no recorded memorandum means no lawful Ellis.
• They offer to let you stay for more rent. "We're going out of business, unless you pay $500 more" is a rent increase disguised as an Ellis, not a real exit.
• The units re-appear quickly. New listings, a flip to a market-rate tenant, or a fast conversion to short-term rentals (Airbnb) within the restriction window can trigger damages.
• No relocation is paid. Skipping mandated relocation assistance is a violation on its own.

If you see any of these signs, do not simply move out. Contact LAHD (311) or a tenant attorney or legal-aid organization such as the Legal Aid Foundation of Los Angeles to check whether the withdrawal is real. Tenants have won lawsuits against landlords who used Ellis in bad faith, recovering damages and sometimes their homes.

Frequently asked questions

Can my landlord Ellis-evict me even though I have rent control?

Yes. The Ellis Act was specifically designed to let landlords exit the rental business even in rent-stabilized buildings, so RSO coverage alone does not stop a genuine withdrawal. What it does give you is the full package of protections: proper notice, relocation assistance, re-rental restrictions, and a right of first refusal. Learn more about your baseline protections in our LA RSO guide.

How long do I have before I have to move out?

At least 120 days from the landlord's notice of intent to withdraw. If you are 62 or older or disabled (and in LA, certain other qualified tenants), you can extend that to one year, but you generally must notify the landlord in writing within 60 days that you qualify. Always respond in writing and keep proof of the date.

What if the landlord re-rents the building after evicting everyone?

That is where the re-rental restrictions bite. Within five years the units must be re-offered at the old rent and stay under rent stabilization; within ten years they must be offered back to the displaced tenants first. Re-renting too soon or in bad faith can expose the owner to actual and punitive damages, and both the city and tenants can sue.

How much relocation money will I get?

LAHD sets tiered amounts based on whether you are an "eligible" or "qualified" tenant and the size and length of your tenancy, and the figures are updated periodically. Because the exact dollar amounts change, confirm the current schedule directly with LAHD at housing.lacity.gov before you accept any payment or side deal.

How do I keep my right to move back in?

Give the landlord written notice that you want first refusal on the unit and an address where they can reach you, and keep that address current for up to ten years. Without a written request on file, you may lose the practical ability to enforce your right of first refusal even though the law grants it.

Where CertRent fits in

An Ellis withdrawal often means finding a new home on a tight timeline, sometimes with a displacement on your record that a new landlord might misread. CertRent is a free, verified renter-profile platform that lets you carry your rental history, references, and standing with you, so you can apply quickly and show a future landlord that a no-fault Ellis eviction was not your fault. This guide is educational and is not legal advice; for advice on your specific situation, contact LAHD, the LA County DCBA, or a tenant attorney.