Los Angeles Rental Laws in 2026: What LA Landlords Need to Know
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Owning rental property in Los Angeles can be profitable, but it is not a simple “set the rent and collect the check” market. Los Angeles landlords may need to follow California statewide rental laws, City of Los Angeles rent control, Los Angeles County tenant protections, local just cause eviction rules, registration requirements, written notice rules, and property-specific lease requirements.
That is why Los Angeles rental laws 2026 should be treated as a local compliance issue, not just a California landlord checklist.
The rule that applies to your rental depends on where the property is located, when it was built, what type of property it is, who owns it, how long the tenant has lived there, and whether the unit is covered by rent control or just cause eviction protections.
This guide is written for Los Angeles landlords, homeowners, ADU owners, small rental property owners, out-of-state owners, and real estate investors who want a clear starting point before raising rent, serving notices, or deciding whether to keep self-managing.
For the statewide baseline, read DirectPads’ guide to 2026 California property management laws for landlords. This article focuses on the Los Angeles-specific rules that often create the most confusion.
Quick Answer for LA Landlords in 2026
Before raising rent or serving an eviction notice in Los Angeles County, landlords should answer these four questions.
- Is the property in the City of Los Angeles, unincorporated Los Angeles County, or another city? This matters because City of LA rules, LA County rules, and city-specific rules can be different.
- Is the unit covered by LA RSO, LA County RSTPO, AB 1482, or another local ordinance? Rent caps and eviction protections can vary by property type and jurisdiction.
- What is the current allowable rent increase? For City of Los Angeles RSO units, LAHD currently lists the annual allowable rent increase as 3%. Source
- Is there a valid legal reason and correct notice process for eviction? For City of LA RSO and JCO properties, LAHD says notices to terminate tenancy must be filed with LAHD within three business days of service on the tenant. Source
What LA Landlords Need to Know in 2026
Los Angeles landlords should not assume one rental law applies everywhere in LA County. The correct rule depends on the property’s exact location, rent-control status, property type, tenancy history, and local jurisdiction.
- Rent increase rules depend on the property and location. For City of Los Angeles rentals covered by LA RSO, LAHD currently lists the annual allowable rent increase at 3%. Source For unincorporated Los Angeles County rent-stabilized units, LA County DCBA publishes separate allowable rent increase limits. Source Other cities in LA County may have their own local rules.
- Evictions also require caution. Many Los Angeles rentals are covered by just cause eviction protections, meaning the landlord may need a legally valid reason before ending a tenancy.
- City of LA termination notices may require LAHD filing. For City of LA rentals covered by RSO or JCO, LAHD says termination notices must be filed with LAHD within three business days after being served on the tenant. Source
California Law vs. Los Angeles Rental Laws
California law creates the statewide baseline. Los Angeles local rules may add stricter requirements.
For many covered California rental properties, AB 1482 limits rent increases over a 12-month period to 5% plus the applicable cost-of-living change, or 10%, whichever is lower. The law also limits covered units to no more than two rent increases in a 12-month period. (Source)
But Los Angeles landlords should not stop there. California Civil Code §1947.12 excludes housing that is subject to a valid local rent-control rule that restricts annual increases to less than the statewide cap. In plain English, if a stricter local rent-control rule applies, the local rule may control. (Source)
That is why LA landlord laws 2026 are best understood in layers:
Core Property Manager Responsibilities
| Rule Layer | What It May Affect | Why It Matters |
|---|---|---|
| California AB 1482 | Statewide rent cap and just cause protections for covered units | Applies broadly, but has exemptions and may be superseded by stricter local rules |
| City of Los Angeles RSO | Rent increases, evictions, registration, relocation, buyout disclosures, security deposit interest | Applies to many older City of LA rental units |
| City of Los Angeles JCO | Just cause eviction protections for many non-RSO City of LA rentals | Can apply to newer buildings and some single-family rentals |
| LA County RSTPO | Rent stabilization and tenant protections in unincorporated LA County | Applies only in unincorporated LA County, subject to coverage rules |
| Other LA County cities | Local rent control or tenant protection rules | Cities like Santa Monica, West Hollywood, Pasadena, Glendale, Long Beach, Burbank, and others may have separate rules |
The big takeaway: “Los Angeles” can mean the City of Los Angeles, Los Angeles County, or a separate city inside the county. The rule depends on the property’s actual jurisdiction.
First, Identify Which Los Angeles Rule Applies
Before you calculate a rent increase or prepare a notice, identify the rental’s jurisdiction.
A rental in Hollywood, Koreatown, Silver Lake, Echo Park, Van Nuys, West LA, Palms, or San Pedro may be inside the City of Los Angeles. A rental in an unincorporated community may fall under LA County DCBA rules. A rental in Pasadena, Glendale, Long Beach, Santa Monica, Burbank, Torrance, or West Hollywood may have its own city-specific requirements.
For landlords, this creates a simple workflow:
- Confirm the property address and jurisdiction.
- Confirm whether the property is in the City of Los Angeles, unincorporated LA County, or another incorporated city.
- Check the official housing department or rent board for that jurisdiction.
- Confirm whether statewide AB 1482 applies if no stricter local rent cap controls.
- Save the source used to verify the rule.
This is one reason owners often look for Los Angeles property management support. The problem is not only knowing the rule. It is making sure the right rule is applied to the right property at the right time.
Legal Considerations for Property Management in LA County
Property management in Los Angeles County starts with one basic question: which local rule applies to the rental property? A property in the City of Los Angeles, unincorporated LA County, or another LA County city may follow different rent, eviction, notice, and registration rules.
| Legal Area | What LA Landlords Should Know | Property Management Takeaway |
|---|---|---|
| Jurisdiction | Rental rules can vary depending on whether the property is in the City of Los Angeles, unincorporated LA County, or another city. | Confirm the property’s exact jurisdiction before raising rent, serving notices, or changing lease terms. |
| Rent control / rent caps | City of LA RSO units follow LAHD rules, while unincorporated LA County rent-stabilized units follow LA County DCBA rules. California AB 1482 may apply if no stricter local rule controls. Source Source Source | Do not use one rent increase rule for every LA County rental. Verify coverage before sending a notice. |
| Rent increase notices | California law generally requires written notice before a rent increase, with timing depending on the size of the increase. Source | A rent increase is not just about the percentage. The notice date, delivery method, and documentation matter too. |
| Just cause eviction | Many Los Angeles rentals require a legally valid reason before a landlord can end a tenancy. City of LA RSO and JCO rules may apply depending on the property. Source | Do not assume a lease expiration automatically means the tenant can be removed. Confirm the legal reason first. |
| Eviction notice filing | For City of LA rental units subject to RSO or JCO, LAHD says termination notices must be filed with LAHD within three business days after service on the tenant. Source | Track the notice date, proof of service, and filing deadline carefully. |
| Registration and records | LAHD and LA County DCBA may require registration or rent registry steps for covered properties. Source Source | Keep a property file with leases, rent ledgers, notices, maintenance records, tenant messages, and registration documents. |
Does Los Angeles Rent Control Apply to Your Property?
The City of Los Angeles Rent Stabilization Ordinance, or LA RSO, applies to many older rental properties in the City of LA.
LAHD states that a rental unit in the City of Los Angeles may be subject to RSO if the property was built on or before October 1, 1978. LAHD also says units constructed after July 15, 2007 that replace demolished RSO units may also be covered. (Source)
LAHD lists property types that may be covered by RSO, including:
- Apartments
- Condominiums
- Townhomes
- Duplexes
- Two or more single-family dwelling units on the same parcel
- Rooms in a hotel, motel, rooming house, or boarding house occupied by the same tenant for 30 or more consecutive days
- Residential units attached to a commercial building
- Accessory Dwelling Units
- Junior Accessory Dwelling Units
- Mobilehomes in mobilehome parks
LAHD also lists examples of units not subject to RSO, including a single-family home that is the only residential structure on the parcel, affordable housing or luxury housing units exempted by LAHD, and most rental units built after October 1, 1978. (Source)
What this means for landlords
Do not assume your property is exempt just because it is small, owner-managed, or not a large apartment building.
A duplex, ADU, JADU, condo, or mixed-use residential unit may require a closer look. Owners should verify coverage through LAHD resources, ZIMAS, or a qualified attorney before raising rent, changing lease terms, or serving a notice.
LA RSO Rent Increase Rules in 2026
For City of Los Angeles RSO units, LAHD currently lists the annual allowable rent increase as 3%. (Source)
LAHD also states that the RSO annual rent increase remains 3% from July 1, 2025 to June 30, 2027. (Source)
LAHD explains that the City Council amended the RSO annual rent increase formula so that, effective February 2, 2026, the formula may range from a minimum of 1% to a maximum of 4%, depending on CPI. LAHD says the current 3% annual increase remains in place from July 1, 2025 to June 30, 2027. (Source)
LAHD also states that, effective February 2, 2026, the RSO annual rent increase must not include any additional percentage increase for utilities. Owners should confirm LAHD’s current guidance before issuing a notice, especially if using an older rent increase template. (Source)
Example
If an RSO tenant’s lawful rent is $2,000 per month and the allowable annual increase is 3%, the rent increase would be $60 per month before considering any separate lawful surcharges or fees that may apply.
That example is only a simple calculation. Owners should still verify the current allowable percentage, the lawful base rent, timing, notice requirements, registration status, lease terms, and whether any surcharges are handled correctly.
California Rent Increase Notice Rules
California Civil Code §827 generally requires written notice before a residential rent increase.
For residential rent increases, Civil Code §827 generally requires:
- At least 30 days’ written notice if the proposed rent increase is 10% or less, either by itself or when combined with other rent increases during the 12 months before the effective date.
- At least 90 days’ written notice if the proposed rent increase is greater than 10%, either by itself or when combined with other rent increases during the 12 months before the effective date. (Source)
The notice rules may be affected by how the notice is served, the lease, subsidized housing rules, local ordinances, or other property-specific facts. Owners should verify before serving a notice.
What this means for landlords
A rent increase is not just a percentage. It is also a timing and paperwork issue.
Before sending a rent increase notice, landlords should confirm:
- The lawful rent increase amount
- The effective date
- The notice period
- The delivery method
- The lease terms
- Local registration or rent registry obligations
- Proof of service and recordkeeping
Does AB 1482 Apply in Los Angeles?
AB 1482 may apply in Los Angeles if the rental is not governed by a more restrictive local rent-control rule and does not fall within an exemption.
Civil Code §1947.12 includes exemptions for certain housing, including housing subject to a more restrictive local rent-control rule, housing issued a certificate of occupancy within the previous 15 years, certain separately alienable residential property if ownership and notice requirements are met, certain owner-occupied duplexes, affordable housing, and dormitories. (Source)
For just cause eviction, Civil Code §1946.2 generally applies after a tenant has continuously and lawfully occupied a covered residential property for 12 months, with additional rules when adult tenants are added before an existing tenant has occupied the property for 24 months. (Source)
What this means for landlords
AB 1482 is important, but it is not the only rule. In Los Angeles, landlords should check local rules first. If the property is not covered by a stricter local rent-control or just cause ordinance, AB 1482 may still apply.
Los Angeles Just Cause Eviction Rules for Landlords
Many Los Angeles rental properties require a valid legal reason before a landlord can terminate a tenancy. This is commonly called “just cause.”
For City of Los Angeles RSO properties, LAHD lists legal reasons for eviction and explains that the RSO regulates evictions as well as rent increases. (Source)
For many City of Los Angeles rentals that are not covered by RSO, the City’s Just Cause for Eviction Ordinance may apply. LAHD states that JCO can apply to buildings newer than October 1, 1978 and can apply to a property that contains only one single-family dwelling. LAHD also states that, for JCO to apply to a tenancy, the tenant must either have lived in the same unit for at least six months or the original lease must have expired, whichever comes first. (Source)
At-fault reasons
At-fault reasons generally involve tenant conduct. LAHD lists examples under JCO, including:
- Failure to pay rent
- Failure to cure a rental agreement violation
- Creating a nuisance or causing damage
- Using the rental unit for an illegal purpose
- Failure to renew a similar rental agreement
- Failure to provide reasonable access to the rental unit (Source)
No-fault reasons
No-fault reasons generally involve the owner’s property decision, not tenant misconduct. LAHD lists examples that may include owner or family move-in, resident manager move-in, demolition, substantial remodel, permanent removal from the rental market, government order, and other specific situations. (Source)
No-fault evictions often require relocation assistance or another required tenant benefit, but the amount and process depend on the law that applies. Under California Civil Code §1946.2, for covered no-fault terminations, the owner generally must provide relocation assistance or waive the final month’s rent in an amount equal to one month of the tenant’s rent. (Source)
City of LA local relocation rules may differ, so owners should verify with LAHD or a qualified attorney before proceeding.
LAHD Eviction Notice Filing Requirements
For City of Los Angeles rental units subject to RSO or JCO, LAHD states that all notices to terminate tenancy must be filed with LAHD within three business days of service on the tenant. (Source)
This filing requirement is easy to miss, especially for self-managing owners using generic notice forms.
What this means for landlords
If the property is in the City of Los Angeles and is subject to RSO or JCO, the notice process may involve more than giving the tenant a notice. The landlord may also need to file the notice with LAHD within the required deadline.
This is one of the areas where organized property management workflows matter. The owner needs a record of:
- The notice used
- The reason for the notice
- The date of service
- The method of service
- The LAHD filing
- Tenant communication
- Supporting documents
DirectPads can help owners stay organized with documentation and property management workflows. DirectPads does not provide legal advice or replace an eviction attorney.
California Eviction Notice Basics
California Courts explains that residential eviction cases are called unlawful detainer cases and that the landlord generally starts by giving the tenant a written notice. The deadline in a notice can be as short as 3 days or as long as 60 or 90 days, depending on the situation. (Source)
California Courts lists common landlord notice types, including:
- 3-day notice to pay rent or quit
- 3-day notice to perform covenants or quit
- 3-day notice to quit for serious problems
- 30-day or 60-day notice to quit
- 90-day notice to quit for Section 8 housing
- 30-day CARES Act notice for certain covered properties (Source)
What this means for landlords
The notice must match the situation. A nonpayment issue, a lease violation, a serious nuisance issue, an owner move-in, and a substantial remodel are not handled the same way.
Also, landlords should avoid self-help actions. The California Department of Justice states that it is illegal to try to evict a tenant by locking them out, shutting off water or electricity, or removing personal property. The lawful eviction process requires going through court. (Source)
LA County Rental Rules for Unincorporated Areas
Some rentals are not in the City of Los Angeles or another incorporated city. They are in unincorporated Los Angeles County, where LA County DCBA administers the Rent Stabilization and Tenant Protections Ordinance, or RSTPO.
LA County DCBA says the RSTPO limits annual rent increases for rent-stabilized units and protects tenants in residential units from eviction without a valid reason, also known as just cause, in unincorporated Los Angeles County. (Source)
For fully covered rent-stabilized units, DCBA lists these maximum allowable rent increases:
| Effective Period | General Fully Covered Units | Qualifying Small Property Landlords | Luxury Units |
|---|---|---|---|
| July 1, 2025 – June 30, 2026 | 1.930% | 2.930% | 3.930% |
| July 1, 2026 – June 30, 2027 | 1.919% | 2.919% | 3.919% |
| LA County RSTPO Rent Increase Bulletin (source) | |||
DCBA states that small property landlords must submit a Small Property Landlord Self-Certification annually and include a disclosure in the rent increase notice stating that they meet the small property landlord requirements. DCBA also states that landlords of luxury units must include a disclosure in the rent increase notice stating that the unit meets the luxury unit requirements. (Source)
LA County Rent Registry
LA County DCBA states that the Rent Registry allows owners of rental properties in unincorporated Los Angeles County to register rental properties, update unit information, and pay annual registration fees. DCBA says landlords and mobilehome park owners who rent units, rooms, or mobilehome spaces within unincorporated Los Angeles County are required to register and pay annual registration fees, subject to exemptions. (Source)
DCBA also states that landlords and mobilehome park owners who are not current on required registration fees cannot increase rent or pass-through costs to tenants or mobilehome space renters. (Source)
What this means for landlords
If the property is in unincorporated LA County, do not use City of LA rent increase rules. Check LA County DCBA’s rules, rent increase table, registry requirements, and coverage status.
What LA Landlords Should Check Before Raising Rent
Before raising rent in Los Angeles County, use this owner checklist.
Rent Increase Checklist
- Confirm jurisdiction
Is the property in the City of Los Angeles, unincorporated LA County, or another incorporated city? - Confirm the rule set
Check whether LA RSO, LA County RSTPO, AB 1482, JCO, or another local rule applies. - Confirm the current allowable rent increase
For City of LA RSO units, LAHD currently lists the annual allowable rent increase as 3%. (Source) For unincorporated LA County rent-stabilized units, DCBA publishes current allowable rent increase percentages. (Source) - Review the lease
Check whether the lease affects timing, notice, rent changes, or renewal terms. - Check notice timing
California Civil Code §827 generally requires 30 days’ written notice for residential rent increases of 10% or less and 90 days’ written notice for increases over 10%, based on the combined increase during the previous 12 months. (Source) - Check registration status
For City of LA RSO units, LAHD lists registration as one of the areas covered by the RSO. (Source) For unincorporated LA County, DCBA says certain owners must register and pay annual fees, subject to exemptions. (Source) - Keep a clean paper trail
Save the calculation, lease, notice, proof of service, rent ledger, tenant communication, and source used to verify the rule. - Get help before using an old form
Old templates can be risky, especially when rent caps, utility add-ons, registration rules, or local notice requirements change.
What LA Landlords Should Check Before Evicting a Tenant
Eviction is one of the highest-risk areas for self-managing landlords. Before serving a notice, use this checklist.
Eviction Checklist
- Confirm the legal reason
Is it nonpayment, lease violation, nuisance, unauthorized occupant, owner move-in, substantial remodel, government order, or another legally recognized reason? - Confirm which just cause rule applies
Check whether the unit is covered by LA RSO, LA JCO, LA County RSTPO, AB 1482, or another local ordinance. - Choose the correct notice
California Courts lists different notice types depending on the situation. (Source) - Check local filing rules
For City of LA RSO and JCO units, LAHD says termination notices must be filed with LAHD within three business days of service. (Source) - Document the issue
Keep rent ledgers, payment records, lease violations, photos, repair records, inspection notes, emails, texts, and notices. - Avoid self-help actions
Do not lock out the tenant, shut off utilities, remove belongings, or try to force the tenant out without the legal process. (Source) - Talk to an attorney when needed
A property manager can help with organization, communication, maintenance records, and rent ledgers. Legal eviction strategy should be reviewed by a qualified attorney.
DirectPads Expert Insight
From a property management perspective, the hardest part of rental laws in Los Angeles is not memorizing every rule. It is building a system that keeps the owner from making preventable mistakes.
A self-managing landlord might know a rent increase is allowed, but still run into trouble by using the wrong notice date, missing a local filing, forgetting to save proof of service, relying on an outdated form, or failing to document tenant communication.
DirectPads’ practical guidance is this: treat compliance as a workflow, not a one-time task.
A well-managed Los Angeles rental should have:
- A jurisdiction check
- A rent-control status file
- A lease and renewal history
- A rent increase log
- A maintenance history
- Tenant communication records
- Rent collection records
- Notice records
- Vendor and inspection documentation
- A process for checking rule changes before major owner actions
This is not legal advice. It is property management guidance. In a market like Los Angeles, organized records and consistent workflows can help owners make better decisions, communicate more clearly, and avoid preventable confusion.
Why LA Rental Laws Make Self-Management Harder
Self-managing a rental in Los Angeles County is not just about finding a tenant and collecting rent.
Owners may need to track:
- Local rent increase limits
- AB 1482
- LA RSO
- LA JCO
- LA County RSTPO
- Local city rules
- Rent registry obligations
- Registration deadlines
- Tenant notices
- Proof of service
- Rent ledgers
- Maintenance response records
- Vendor coordination
- Lease renewals
- Move-in and move-out documentation
That is a lot for a homeowner, ADU owner, small investor, or out-of-state landlord to manage alone.
This is where professional Los Angeles County property management can help. The right management system keeps the rental more organized, gives owners better visibility, and reduces the chance that important communication, maintenance, or documentation slips through the cracks.
How DirectPads Helps LA County Property Owners
DirectPads helps Southern California rental property owners manage rentals with a modern, transparent, flat-rate, AI-powered property management model.
DirectPads supports owners with:
- Leasing and rental marketing
- Tenant screening
- Rent collection
- Maintenance coordination
- Owner reporting
- Tenant communication
- Documentation support
- Property management workflows
- Systems and automation that help keep rental operations organized
DirectPads does not replace legal counsel and does not promise legal outcomes. Instead, DirectPads helps owners manage the operational side of rental ownership: the leasing, records, communication, maintenance coordination, rent collection, reporting, and workflows that often become harder as local rental rules become more complex.
For owners comparing Los Angeles property management options, DirectPads is built for landlords who want transparent pricing, modern systems, and practical support without the old-school property management friction.
Need Help Managing a Rental in Los Angeles County?
If you own a rental property in Los Angeles County and are unsure about rent increases, tenant notices, leasing, maintenance, documentation, rent collection, or compliance workflows, DirectPads can help you manage the property with more clarity and less stress.
Whether you own a condo in Los Angeles, an ADU in Pasadena, a duplex in Glendale, a single-family rental in Burbank, an investment property in Long Beach, a rental in Santa Monica, or a small multifamily property elsewhere in LA County, DirectPads can help you organize the day-to-day work of rental ownership.
Los Angeles rental laws 2026 are not something owners should guess their way through. Verify the correct rule, document every major action, and use a property management system that keeps your rental business organized.
Contact DirectPads today to learn how flat-rate, technology-driven Los Angeles County property management can help you manage your rental with more confidence.
Frequently Asked Questions About Los Angeles Landlord Rent Increases and Rental Laws
Can Los Angeles landlords raise rent in 2026?
Yes, but the allowable increase depends on the property. City of Los Angeles RSO units follow LAHD’s RSO rent increase rules. LAHD currently lists the annual allowable RSO rent increase as 3%. (Source) Other properties may be subject to AB 1482, LA County RSTPO, or another local city ordinance. Owners should verify the applicable rule before serving a rent increase notice.
What is the LA RSO rent increase for 2026?
LAHD states that the RSO annual rent increase remains 3% from July 1, 2025 to June 30, 2027. (Source) LAHD also states that, effective February 2, 2026, the RSO annual rent increase must not include an additional percentage increase for utilities. (Source)
Does LA rent control apply to single-family homes?
It depends. LAHD states that a single-family home that is the only residential structure on the parcel is not subject to RSO. However, LAHD also states that RSO may cover two or more single-family dwelling units on the same parcel, ADUs, JADUs, and other listed property types. (Source) Even if a unit is not covered by RSO, it may still be subject to JCO, AB 1482, LA County RSTPO, or another local rule.
Do Los Angeles landlords need just cause to evict?
Often, yes. City of LA RSO properties have legal reasons for eviction, and LAHD says the City’s JCO may apply to many non-RSO rental properties, including newer buildings and some single-family rentals. (Source) AB 1482 may also require just cause for covered California rentals after the required occupancy period. (Source)
Do LA landlords have to file eviction notices with LAHD?
For City of Los Angeles rental units subject to RSO or JCO, LAHD says notices to terminate tenancy must be filed with LAHD within three business days of service on the tenant. (Source)
What rental laws apply in unincorporated Los Angeles County?
Unincorporated LA County properties may be covered by LA County’s RSTPO. DCBA says the RSTPO limits annual rent increases for rent-stabilized units and protects tenants in residential units from eviction without a valid reason in unincorporated LA County. (Source)
What is the LA County rent increase limit for 2026?
For fully covered rent-stabilized units in unincorporated LA County, DCBA lists the maximum allowable rent increase from July 1, 2026 through June 30, 2027 as 1.919% for general units, 2.919% for qualifying small property landlords, and 3.919% for luxury units. (Source)
Does AB 1482 apply in Los Angeles?
It may. AB 1482 can apply to covered properties in Los Angeles that are not exempt and are not governed by a more restrictive local rent-control or just cause rule. Owners should check the property’s jurisdiction, age, ownership structure, exemption status, and local rules before relying on AB 1482 alone.
Should I hire a property manager for an LA rental property?
If you are unsure about rent increases, leasing, tenant screening, maintenance coordination, rent collection, notices, documentation, or day-to-day compliance workflows, professional property management can help keep the rental organized. DirectPads helps Los Angeles County owners manage the operational side of rental ownership with flat-rate pricing, modern systems, and practical support.
Legal Disclaimer
This article is for general informational purposes only and is not legal advice. Rental laws change frequently, and rules may vary by property type, city, jurisdiction, tenancy length, rent-control status, ownership structure, lease terms, and date. Owners should verify current rules with LAHD, LA County DCBA, the applicable city housing department, California Courts, California Legislative Information, or a qualified attorney before raising rent, serving notices, or pursuing an eviction.