COVID-19, Highlights|

COVID-19 What you need to know about L.A.'s Renter Protections

The City of Los Angeles Declaration of Local Emergency effective on March 4, 2020, terminated on February 1, 2023. The provisions apply to all residential rental units in the City of Los Angeles.

Non-Payment of Rent

The City’s local COVID emergency order will expire on January 31, 2023. Beginning February 1, 2023, tenants must pay their full current monthly rent in order to avoid eviction for non-payment of rent. Low-income renters with income at or below 80% of the Area Median Income (AMI) that cannot pay rent due to COVID-19 financial impact continue to have protections through March 31, 2023. Renters must notify their landlord within 7 days of the rent due date unless extenuating circumstances exist. Click here for a notice you can use to provide to your landlord.


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State Law on Non-Payment of Rent Eviction Protections

Tenants who provided their landlord with a COVID-19 Related Declaration of Financial Distress Form by the 15-Day deadline for rent owed from March 1, 2020 through August 31, 2020, cannot be evicted for non-payment of rent from that period. A landlord can pursue a court action in small claims court for this rent. Tenants who provided their landlord with a COVID-19 Related Declaration of Financial Distress Form by the 15-Day deadline AND paid 25% of their rent to the landlord for rent owed from September 1, 2020 through September 30, 2021, cannot be evicted for non-payment of rent from that period. A landlord can pursue a court action in small claims court for this rent.

COVID-19 Rental Debt

Tenants who are not covered by the Declaration of Financial Distress process described above continue to have protections for unpaid COVID-19 rental debt and must pay their debt as follows in order to avoid eviction:

  • Rent owed from March 1, 2020 to September 30, 2021, tenants must pay by August 1, 2023.
  • Rent owed from October 1, 2021 to January 31, 2023, tenants must pay by February 1, 2024.

No-Fault Evictions

  • Notice of “No-Fault” evictions for reasons such as owner occupancy, move-in of a resident manager, for compliance with a government order, or for demolition or permanent removal under the Ellis Act process, can resume for all rental units on February 1, 2023. 
  • Landlords are required to submit a Declaration of Intent to Evict with LAHD for all no-fault evictions for rental units subject to the City’s Rent Stabilization Ordinance (RSO).  Landlords may begin filing these notifications with LAHD on or after February 1, 2023.
  • Tenants who received a notice to terminate their tenancy based on an Ellis Act eviction prior to March 4, 2020, will receive an additional 60 days and cannot be evicted until April 1, 2023. No-Fault Evictions 

At-Fault Evictions for Additional Tenants and Pets

Eviction protections for unauthorized occupants or pets due to COVID-19 will continue through January 31, 2024.

Just Cause Tenant Eviction Protections

Effective January 27, 2023, eviction protections now apply to most rental properties in the City of Los Angeles, including single family homes, condominiums. Rental units built after October 1, 1978, that are not currently covered by the City’s Rent Stabilization Ordinance (RSO) are covered by the City’s Just Cause Eviction Protections Ordinance. Tenants become protected at the end of their first lease, or 6 months after a new lease, whichever comes first. The new protections require that landlords must have a legal reason to evict a tenant. Tenant no-fault evictions require the payment of relocation assistance such as owner occupancy, government order, demolition, or withdrawal of the rental property from the rental housing market. Click here for a list of at-fault legal reasons for eviction. Click here for a list no-fault legal reasons for eviction. 

RSO Rent Increase

Annual rent increases for rental units subject to the City of Los Angeles Rent Stabilization Ordinance (RSO) are prohibited through January 31, 2024. Beginning April 1, 2023, landlords may collect LAHD approved cost recovery surcharges (capital improvement, seismic retrofit, primary renovation & rehabilitation work), provided a 30 day written notice is served to the tenant. To find out if your unit is subject to the RSO, click here. ( Enter your address, click the Housing tab, and the RSO status will be indicated for the property. For questions please call the LAHD hotline at 866-557-736

City of Los Angeles COVID-19 Ordinances

On March 11, 2020, the World Health Organization declared the Coronavirus (COVID-19) as a pandemic. On March 15th, Los Angeles Mayor Garcetti issued an Emergency Order which implemented measures to protect the public and contain the risk of contracting the COVID-19 virus. Additionally, on March 23rd the Mayor issued a temporary moratorium on evictions for non-payment of rent for tenants who are unable to pay rent due to circumstances related to the COVID-19 pandemic.

Ordinance No.186585 effective March 31, 2020, provided additional protections and effective May 12, 2020, Ordinance No. 186606, further expanded tenants protections during the local emergency in response to COVID-19. Together, these actions were designed to prevent unnecessary housing displacement and to prevent housed individuals from falling into homelessness.

From March 30, 2020 through January 31, 2024, rent increases are prohibited for rental units subject to the Rent Stabilization Ordinance (RSO). For more information please read the Ordinance 186607 and Mayor’s Order issued on March 30, 2020.

Stay Housed LA Service

Stay Housed L.A. is a partnership between Los Angeles County, the City of Los Angeles and local community and legal service providers. The program provides free legal assistance to tenants facing wrongful eviction. Income eligible tenants receive the legal help they need to stay in their homes. For more information, visit

City of Los Angeles Renter Protections

How will the City implement the residential eviction moratorium?

Affirmative Defense

Tenants facing eviction have an affirmative defense if the proposed eviction is for non-payment of rent and the tenant’s inability to pay rent results from circumstances related to the COVID-19 emergency. Tenants or their attorneys can raise the existence of this moratorium as a defense in an Unlawful Detainer action. Tenants and their attorneys may argue that they are an Affected Tenant by providing documentation to the Landlord that they have lost substantial income.

LAHD Administrative Process

Additionally, the Los Angeles Housing  Department (LAHD) will intake tenant complaints and inform both landlords and tenants of the requirements of the renter protections. LAHD will conduct an investigation similar to the existing process for enforcement of tenant protections under the City’s Rent Stabilization Ordinance (RSO).

Eviction complaints can be filed:

Electronically at:

Telephone Hotline at (866) 557-7368.

Complaints will be assigned to a Housing Investigator, who will investigate the tenant’s claim and advise the landlord and tenant of their findings.

Questions and Answers

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