About L.A. County’s COVID-19 Tenant Protections Resolution

Many emergency eviction protections will be expiring on December 31, 2022. See information below for details.

Frequently Asked Questions

COVID-19 Tenant Protections

Self Certification
Forms

WHAT IS THE COUNTY’S COVID-19 TENANT PROTECTIONS RESOLUTION?

The County’s COVID-19 Tenant Protections Resolution (“Resolution”- formerly the LA County Eviction Moratorium), which went into effect March 4, 2020, provides certain protections to residential tenants, commercial tenants and mobilehome space renters affected by the COVID-19 pandemic in Los Angeles County through December 31, 2022. On November 15, 2022, the Board of Supervisors voted to clarify current protections under the Resolution and extend certain protections beyond December 31, 2022.

WHO IS COVERED BY THE COUNTY’S COVID-19 TENANT PROTECTIONS RESOLUTION?

The Resolution applies to residential tenants, commercial tenants and mobilehome space renters in unincorporated Los Angeles County, as well as cities in the County that do not have a moratorium in place. It also established the County’s temporary emergency tenant protections as the baseline for all incorporated cities within the County. This includes incorporated cities that have their own local eviction moratoria, to the extent the city’s moratorium does not include the same or greater tenant protections as the County’s COVID-19 Tenant Protections Resolution.

WHAT PROTECTIONS ARE CURRENTLY IN PLACE?

The following protections are currently in place through December 31, 2022: 

For Residential Tenants, including Mobilehome Space Renters: 

  • Rent increase freeze (including new pass-throughs or related charges) for rent-stabilized units in unincorporated areas of the County; and 
  • Anti-harassment and retaliation protections 
  • Protections against evictions for: 
  • Non-payment of rent due between July 1, 2022 and December 31, 2022 due to a COVID-19 financial hardship, only for tenant households with income at or below 80% of the Area Median Income (AMI);  
  • No-Fault eviction reasons (except for qualified Owner Move-in);  
  • Nuisance; and 
  • Unauthorized occupants or pets 

For Commercial Tenants: 

  • Anti-harassment and retaliation protections; and 
  • Personal guarantee protections for smaller (0-9 employees) commercial tenants

WHAT PROTECTIONS ARE BEING EXTENDED BEYOND DECEMBER 31, 2022?

While many of the emergency tenant protections under the Resolution will be expiring, the following protections will be extended beyond December 31, 2022: 

  • Anti-harassment and retaliation protections for all residential, mobilehome space renters and commercial tenants during the Resolution’s protected periods; and 
  • No-fault eviction protections as a baseline within Los Angeles County (including incorporated cities) for tenants who utilized the County’s non-payment of rent protections between July 1, 2022 and December 31, 2022 and are still within the 12-month repayment period.

WHAT SHOULD TENANTS DO IF THEY ARE UNABLE TO PAY RENT THROUGH DECEMBER 31, 2022?

Residential tenants and mobilehome space renters with household incomes at or below 80% of the Area Median Income (AMI) will be protected for nonpayment of rent due to a COVID-19 financial hardship for rent incurred on or after July 1, 2022 through December 31, 2022. 

In addition to the AMI threshold, residential tenants and mobilehome space renters must have experienced a substantial loss of household income of at least 10% and/or have increased household costs of more than 7.5% in order to be protected against eviction for non-payment of rent between July 1, 2022 and December 31, 2022. Tenants who fulfill the requirements under the Resolution may have an affirmative defense to an Unlawful Detainer (eviction) action. 

Please note: The County’s Resolution does not cancel or stop the rent from being owed or stop the accumulation of back-rent owed during the protected period. Tenants should pay their rent if they are able and are encouraged to work out a repayment plan with their landlord during and after the termination of the Resolution.

FOR COMMERCIAL TENANTS

As of February 1, 2022, Commercial Tenants are no longer protected from eviction due to nonpayment of rent. Commercial Tenants will have the following time to repay past due rent from March 2020-January 2022: Twelve (12) months for those with 0-9 employees; Six (6) months for those with 10-100 employees in equal installments.

While eviction protections for nonpayment of rent are expiring, anti-harassment and retaliation protections will continue during the protection period, as well as personal guarantee protection for smaller (0-9 employees) commercial tenants.

UNDER WHAT CIRCUMSTANCES CAN A LANDLORD EVICT A TENANT TO MOVE INTO A PROPERTY UNDER THE COUNTY’S COVID-19 TENANT PROTECTIONS RESOLUTION?

Under the Resolution, a landlord or a qualifying family member can move into a single-family home, mobilehome space, condominium unit, duplex, or triplex (collectively “units”) if they meet the following criteria: 

  • The landlord or landlords qualifying family member must physically reside at the property for at least thirty-six (36) consecutive months; and 
  • The landlord or landlords qualifying family member must be similarly situated to the tenant currently occupying the home; and 
  • The landlord must provide at least sixty (60) days’ notice to Tenant; and 
  • The landlord must pay tenant relocation assistance as required by the County’s Rent Stabilization and Tenant Protections Ordinance or the incorporated city’s applicable ordinance or regulation. 

Please note that effective June 1, 2022, the property purchase date (June 30, 2021) and the requirement for tenants impacted by COVID-19 for Owner Move-Ins are lifted under Phase II (June 1, 2022- December 31, 2022) of the Resolution. 

Landlords will need to use the following forms as part of the process to evict the tenant(s) and provide notice to the Department of Consumer and Business Affairs:

Landlords may refer to the Relocation Assistance FAQs for further guidance on the required relocation amounts.

WHAT IF MY LANDLORD STILL TRIES TO EVICT ME?

It is important to seek legal assistance in responding to any eviction or “Unlawful Detainer” action filed by a Landlord. Tenants that receive an eviction notice should immediately contact Stay Housed LA to see if they qualify for free legal assistance, and for help understanding their rights, responding to notices, short-term rental assistance, and/or access to other resources by visiting www.stayhousedla.org or calling DCBA at 800-593-8222 for more information. Tenants are not required to leave their units unless they are served with a five (5) Day Notice to Vacate from the Sheriff’s Department.

Additionally, the County or State, protections, or a combination of these may provide an affirmative defense if a Tenant is served with an ”Unlawful Detainer” (formal eviction notice) or is facing other civil actions for unpaid rent accrued during the protections period due to COVID-19 related financial hardship.

HOW DO I KNOW IF I AM IN AN UNINCORPORATED AREA OF LOS ANGELES COUNTY?

To find out if a property is in an unincorporated area of Los Angeles County, visit the Los Angeles County Registrar-Recorder/County Clerk websiteand select “District Map Look Up By Address.”

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