Understanding AB 1482 Just Cause Requirements for Terminating Tenancies
Just cause eviction requirements mean landlords cannot terminate tenancies without a legally recognized reason. Before AB 1482, California landlords could generally terminate month-to-month tenancies with proper notice (30 or 60 days) without providing a reason—often called "no-cause" eviction. AB 1482, effective January 1, 2020, changed this for most residential properties.
Under AB 1482's just cause provisions (California Civil Code Section 1946.2), covered properties require landlords to have one of 15 specified reasons to terminate tenancies that have lasted more than 12 months. These reasons fall into two categories: at-fault just causes (based on tenant wrongdoing) and no-fault just causes (not based on tenant behavior).
For Placer County landlords operating in Roseville, Rocklin, Auburn, Lincoln, and surrounding areas, understanding just cause requirements is essential. Terminating a tenancy without proper just cause—or providing notice that doesn't clearly state the just cause reason—makes the eviction legally defective and unenforceable.
AB 1482's just cause requirements apply to most residential rental properties in California with the same exemptions as the rent cap provisions.
The exemption most commonly misunderstood: single-family homes owned by LLCs are NOT exempt. Corporate ownership triggers AB 1482 coverage, even for detached single-family homes.
Just cause requirements apply to tenancies that have lasted more than 12 months. During the first 12 months, landlords can still terminate month-to-month tenancies without just cause (though proper notice is still required).
The 12-month period includes:
Example: A tenant signs a one-year lease starting January 1, 2024. On January 1, 2025, the lease becomes month-to-month. Once January 1, 2025 passes, just cause is required to terminate the tenancy. During 2024, you could have terminated at lease end without just cause (if the tenant had gone month-to-month mid-year), but after 12 continuous months, just cause applies.
At-fault just causes are based on tenant wrongdoing or lease violations. No relocation assistance is required for at-fault evictions.
Failure to pay rent when due is the most common at-fault just cause. If a tenant doesn't pay rent, you can serve a three-day notice to pay rent or quit, and if they don't comply, you can proceed with eviction based on nonpayment.
Violating significant lease provisions constitutes at-fault just cause. Examples include:
The term must be "material"—important to the lease. Minor, technical violations may not suffice.
Nuisance involves conduct that substantially interferes with other tenants' or neighbors' quiet enjoyment. Examples:
A single complaint about noise is generally not a nuisance. Repeated, substantial disturbances documented over time establish nuisance.
Waste involves causing significant damage to the property beyond normal wear and tear. Examples:
Illegal activity on the premises is at-fault just cause. This includes drug dealing, running illegal businesses, or other criminal conduct. Even if the tenant isn't convicted, evidence of illegal use can support eviction.
If you offer a lease renewal with similar terms (rent within AB 1482 limits, no significant changes to material lease terms) and the tenant refuses, their refusal is at-fault just cause. You can then terminate the tenancy.
The offered renewal must be reasonable. If you offer a renewal at 15% rent increase (above AB 1482's cap), the tenant's refusal is not just cause because the offer itself was unlawful.
If the original tenant vacates but an unapproved subtenant remains (a "holdover subtenant"), this is at-fault just cause for eviction.
Unauthorized assignment of the lease or subletting the property without landlord consent (when the lease requires consent) is at-fault just cause.
If a tenant repeatedly refuses to allow lawful landlord entry (after proper notice for legitimate reasons), this can be at-fault just cause. However, isolated refusals or disputes about entry are unlikely to constitute just cause unless the pattern is clear and persistent.
This overlaps with illegal use and nuisance but specifically emphasizes threats to safety. Tenants who engage in violence, credible threats, or conduct that endangers others can be evicted on this at-fault basis.
No-fault just causes are not based on tenant wrongdoing. Because the tenant did nothing wrong, landlords must provide relocation assistance (with some exceptions) when terminating for no-fault reasons.
Landlords can terminate tenancies if they (or their spouse, domestic partner, children, grandchildren, parents, or grandparents) intend to occupy the property as a primary residence.
Requirements:
Falsely claiming owner move-in to evict tenants is fraud and can result in significant penalties including tenant lawsuits for wrongful eviction and damages.
Landlords can exit the rental business entirely—converting the property to owner occupancy, selling it to an owner-occupant, or simply taking it off the rental market. This is withdrawal from the rental market.
Requirements:
You cannot re-rent the property for at least three years after withdrawal without offering the prior tenant right of first refusal to return at the same rent.
If government agencies (code enforcement, health departments, etc.) order the property vacated due to code violations, habitability issues, or safety concerns, this is no-fault just cause (assuming the violations weren't caused by the tenant).
Relocation assistance is required unless the government order resulted from tenant-caused violations.
Landlords can evict tenants to conduct substantial remodeling or demolition requiring permits and making the property uninhabitable during construction.
Requirements:
Cosmetic renovations that don't require permits or vacancy don't qualify as substantial remodel.
This no-fault cause allows eviction when an owner withdraws property from the Section 8 Housing Choice Voucher program, provided the withdrawal complies with HUD procedures.
Important: California SB 329 prohibits discrimination based on source of income. Withdrawing from Section 8 to avoid renting to voucher holders may violate fair housing laws. Consult legal counsel before using this just cause.
For no-fault evictions, landlords must provide relocation assistance equal to one month's rent. The assistance must be provided before the tenant vacates or waived in writing by the tenant.
Relocation assistance can be paid via check, direct deposit, or waived in writing by the tenant. It must be provided before the tenant moves out. Include proof of payment with your eviction documentation if the tenant refuses to vacate.
Amount: One month's rent means the actual monthly rent being charged at the time of notice. For a $2,500 rental, relocation assistance is $2,500.
Termination notices must clearly state the just cause reason. Vague or generic language is insufficient and makes the notice defective.
For owner move-in:
"This notice is issued pursuant to Civil Code Section 1946.2(b)(1), based on the landlord's intent to occupy the property as their primary residence. The landlord will move into the property no later than [date] and occupy it as their principal residence for at least 12 continuous months. You are entitled to relocation assistance in the amount of $2,500 (one month's rent), which will be provided by [date] via [check/direct deposit]."
For lease violation:
"This notice is issued pursuant to Civil Code Section 1946.2(a)(2), based on your breach of a material term of the lease. Specifically, you have maintained an unauthorized pet (a dog) on the property in violation of Lease Paragraph 8, which prohibits pets without landlord consent. You failed to cure this violation after being provided notice on [date]. This is an at-fault just cause, and no relocation assistance is required."
Confirm your property is subject to AB 1482 and the tenancy has lasted more than 12 months. Identify the appropriate just cause reason.
Serve the appropriate notice (3-day for at-fault, 30- or 60-day for no-fault) clearly stating the just cause reason.
For no-fault evictions, provide relocation assistance before the tenant vacates.
You cannot file an eviction lawsuit until the notice period fully expires.
If the tenant doesn't vacate after the notice period, file an unlawful detainer lawsuit in superior court. The complaint must state the just cause reason.
If the tenant contests the eviction, you must prove the just cause in court. Documentation—lease violations, repair records, intent to occupy statements, permits for remodel—is critical.
For at-fault evictions, maintain detailed records of lease violations, warnings, and tenant conduct. For no-fault evictions, document your intent (owner move-in affidavits, building permits for remodels, etc.).
Don't rely on generic termination notices. Clearly state the just cause, cite the statute, and provide factual details.
No-fault evictions—especially owner move-in—carry risk if not done correctly. False claims can result in wrongful eviction lawsuits. Have an attorney review your notice and process.
Know when relocation assistance is required and budget for it. Failing to provide required assistance defeats the eviction and can result in tenant lawsuits.
If you believe your property is exempt from AB 1482, verify exemption criteria carefully. Many landlords incorrectly assume exemptions apply (particularly the single-family home exemption when the property is owned by an LLC).
Attempting to evict without just cause, or providing false just cause, can result in:
For false owner move-in claims, penalties can be particularly severe—courts and juries don't look favorably on landlords who lie to evict tenants.
AB 1482 fundamentally changed California landlord-tenant law by requiring just cause for most evictions. No longer can landlords simply decide to terminate month-to-month tenancies without reason. This shift protects tenants from arbitrary displacement while still allowing landlords to address problem tenants and make legitimate business decisions.
For Placer County landlords, understanding just cause requirements is essential. Before terminating any tenancy over 12 months old, identify the applicable just cause, follow proper notice procedures, and be prepared to prove your reason if challenged. Compliance protects you legally and ensures your eviction efforts succeed.
Lifetime Property Management navigates AB 1482 just cause requirements daily. We ensure all termination notices comply with California law, provide proper just cause statements, and follow correct procedures for at-fault and no-fault evictions. Our experience minimizes legal risk and ensures eviction processes proceed smoothly when necessary. Let us handle the complexities of California landlord-tenant law while you focus on building your rental property portfolio.
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