3-day pay or quit notice (LA landlord)
Legal advice recommended before use.
Before a landlord can file an unlawful detainer for nonpayment in California, they must serve a written 3-day notice to pay rent or quit under Cal. Code Civ. Proc. §1161(2). If the unit is covered by LA's Rent Stabilization Ordinance, a copy of the notice must also be filed with the LA Housing Department. Review the service and filing rules or consult counsel.
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Strict compliance is required — a demand that includes anything other than rent (late fees, utilities, etc.) can void the entire notice. Only rent from the last 12 months may be demanded. RSO units require filing a copy with LAHD within 3 business days of service (LAMC §151.09.C.9). Service must follow Code Civ. Proc. §1162. Template, not legal advice — many landlords have an attorney handle nonpayment notices. IMPORTANT: this specific document has not yet been reviewed by a licensed California attorney — do not rely on it until it has been.
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Frequently asked questions
Why 3 days and not 14, like New York?
California's statewide standard under Cal. Code Civ. Proc. §1161(2) is 3 days (excluding weekends, court holidays, and the day of service), not 14. Some California cities have proposed longer periods, but 3 days remains the statewide baseline for a standard nonpayment notice as of 2026 — always confirm current local rules before serving.
Can I include late fees or utility charges in the demand?
No. Under Cal. Code Civ. Proc. §1161(2), a 3-day pay-or-quit notice may only demand rent — and only rent that came due within the last 12 months. Adding late fees, utility charges, or other amounts can render the entire notice void and get an unlawful detainer case dismissed.
Do I need to file anything with the city of Los Angeles?
If the unit is covered by the LA Rent Stabilization Ordinance (RSO) or the LA County RSTPO, you generally must file a copy of the termination notice with the LA Housing Department (LAHD) within 3 business days of serving it on the tenant, per LAMC §151.09.C.9 and §165.05.B.5.
Does the tenant's length of occupancy matter?
Yes. Under Cal. Civil Code §1946.2 (AB 1482 / LA's Just Cause Ordinance), once a tenant has lawfully occupied a unit for 12 months or more, any termination — including one following an unpaid 3-day notice — must fit a recognized just-cause category. Nonpayment of rent is a valid at-fault just-cause ground, but the underlying 3-day notice must still be valid on its own.
How do I properly serve this notice?
Service must follow Cal. Code Civ. Proc. §1162: personal delivery, or if the tenant can't be found, delivery to a person of suitable age at the property plus mailing a copy, or (if no one can be found) posting on the property plus mailing a copy. Improper service is one of the most common reasons courts reject unlawful detainer cases.
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