Los Angeles Eviction Court Steps 2026–27: Deadlines, Right to Counsel, and Free Legal Help
In California, an eviction lawsuit is called an unlawful detainer (UD). These cases move fast. Most tenants who are handed the papers have only 10 court days to file an Answer. If you miss that deadline, you can lose without a trial.
If you live in the City of Los Angeles, you may qualify for a free lawyer through the city's Right to Counsel program, run with Stay Housed LA. This guide covers each step, from the notice through the sheriff, and how to apply for help.
Last checked October 2026. This is general information, not legal advice.
Step 1: The Notice
Before filing a lawsuit, a landlord usually has to give you a written Notice. The California Courts Self-Help Guide lists common types:
3-day Notice to Pay Rent or Quit: Pay what's owed or move out.
3-day Notice to Perform Covenants or Quit: Fix a lease problem, such as removing a pet that isn't allowed, or move out.
3-day Notice to Quit: The landlord says you seriously broke the lease.
30-day or 60-day Notice to Quit: The landlord is ending your rental.
Counting the days: For pay-or-quit and fix-or-quit notices, don't count weekends or court holidays. For move-out-only notices, count every day. If the last day falls on a weekend or holiday, the deadline moves to the next business day.
Check that the notice is legal. It must be delivered the right way and include all required information. If your landlord didn't follow the rules, the court might not allow the eviction.
CARES Act properties: If your landlord gets help from certain federal housing programs or has a federally backed mortgage, the landlord must give you a 30-day Notice to Vacate.
The Self-Help Guide also suggests talking to your landlord or using a mediator if you partly agree or disagree with the notice.
Step 2: You're Served With a Summons and Complaint
If the notice deadline passes, the landlord can file an unlawful detainer case. You'll receive a Summons and a Complaint (form UD-100).
The City of LA's guidance is direct:
Don't move out until a court or the sheriff orders you to.
Don't ignore the lawsuit, or you will automatically lose and have to move.
If you get anything from the court about an "unlawful detainer," go to the court to pick up the paperwork.
Step 3: File Your Answer on Time
The deadline starts the day after you're served and depends on how you were served.
Handed to you directly (or left near you if you refused them): You have 10 court days. Court days don't include Saturdays, Sundays, or court holidays.
Substituted service or service by posting (papers left with someone else or posted at your home, then mailed): You have 10 calendar days plus 10 court days after the mailing date.
Served through Safe at Home: 15 court days.
If you miss the deadline: If the landlord hasn't yet filed a Request to Enter Default (form CIV-100), you may still be able to file an Answer. Do it right away. Without an Answer, the judge can decide without you, and there won't be a trial.
Short on time? The Self-Help Guide advises filling out the Answer as best you can and explaining in detail why the law protects you from eviction.
Other responses: If the papers were served or filled out wrong, you might file a motion instead, such as a Motion to Quash Service. These motions aren't standard forms, so you'll likely need a lawyer.
Free help with forms: LA County lists Legal Access Centers, and courthouses have self-help centers. If you can't afford the filing fee, ask about a fee waiver.
Free Lawyers: City of LA Right to Counsel
Right to Counsel gives eligible tenants a free lawyer to represent them in their eviction case. The program runs through Stay Housed LA (SHLA).
The LA Housing Department says you may be eligible if:
You're a residential tenant in the City of Los Angeles with an unlawful detainer case
Your household income is 80% or less of Area Median Income (adjusted for household size)
You don't live in the same unit as your landlord
You apply to SHLA within 30 days of receiving the UD and are not in default, or within 30 days of receiving a Section 8 notice of termination
Priority ZIP codes: Stay Housed LA explains that more evictions are filed in the city than there are attorneys to take them. SHLA prioritizes tenants in highly vulnerable ZIP codes and adds new ZIP codes each January. You can find the list at stayhousedla.org/priority-zip-codes.
How to apply: Apply online at stayhousedla.org/get-legal-help as soon as you're served. The city says to apply right away regardless of your income. Stay Housed LA's site lists a hotline at 1-888-694-0040. SHLA also offers workshops and self-help eviction defense materials.
Note: One city page shows the hotline as (800) 694-0040. Use the number on stayhousedla.org.
Step 4: The Trial
After you file an Answer, either side can ask the court to set a trial by filing a Request to Set Case for Trial (form UD-150). The court will mail you a trial notice. The Self-Help Guide says the trial is usually about a month after that request is filed.
The guide also says that from the notice, a case can take 30 to 45 days or longer to be decided.
Bring: your lease, rent receipts, photos of repair problems, texts and letters, and witnesses.
Step 5: If You Lose
The sheriff's notice: The landlord takes a Writ of Execution to the sheriff. The sheriff gives you a Notice to Vacate with 5 days to move out. If you don't move, the sheriff can lock you out.
Your options:
More time to move: Ask the court for a stay of execution. You'll owe rent for each extra day.
Missed your court date: You may be able to ask the court to set aside the judgment, for example if you had an emergency.
Appeal: Possible if the judge didn't follow the law, but an appeal does not stop the sheriff from evicting you. Talk to a lawyer first.
Money owed: If the judgment includes back rent or costs, ask for a written payment plan. Some income, such as Social Security, is exempt from garnishment. The guide also warns that an eviction can stay on your record for 7 years.
Frequently Asked Questions
Do I have to move out once I get a notice?
No. Only the sheriff can remove you, after a court judgment. Don't move out until a court or the sheriff orders you to.
Do I live in the City of LA or just LA County?
Right to Counsel is for tenants in the City of Los Angeles. Check your address on the city's website if you're not sure.
I make more than 80% AMI. Can I still get help?
Apply anyway. The city says to apply for legal help as soon as you receive a UD, regardless of income. Also use court self-help centers.
What are court days?
Weekdays that aren't court holidays. Saturdays, Sundays, and court holidays don't count.
Can I still file after the deadline?
Possibly. If the landlord hasn't requested a default, file immediately.
This guide is general information, not legal advice.
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