Los Angeles Ellis Act Violations Lawyer
The Ellis Act is a California law that allows landlords to withdraw residential rental units from the rental market, including units subject to rent stabilization. In Los Angeles, the withdrawal process is regulated by specific notice requirements and tenant protections—including timelines, disclosures, and re-rental rights if the unit later returns to the market.
A Los Angeles Ellis Act violations lawyer from CD Law can help protect your rights by reviewing your notices, verifying the landlord’s timeline, and identifying potential violations. If a landlord fails to follow required procedures—or re-offers a withdrawn unit too soon—our tenant attorneys may pursue civil remedies, including compensation for damages tied to displacement.
Tenant Notice Rights Under the Ellis Act
In Los Angeles, an Ellis withdrawal typically begins when a landlord delivers a Notice of Intent to Withdraw to the Los Angeles Housing Department (LAHD). The “withdrawal date” must be at least 120 days from the date the Notice of Intent is delivered to LAHD (in many cases).
Landlords also have strict tenant-notification requirements. Within five days of delivering the Notice of Intent to LAHD (and required recorded memorandum), the landlord must notify each affected tenant of key information—including that LAHD has been notified and the tenant’s rights related to the withdrawal.
Why this matters: Ellis Act cases often turn on paperwork and dates. If the landlord’s documents are missing, late, inconsistent, or unclear, it may be a sign the withdrawal is not being handled correctly.
Re-Rental Rights if the Unit Returns to the Market
Los Angeles also recognizes displaced-tenant rights if a unit is later offered for rent again after an Ellis withdrawal. Tenants who want to preserve these rights generally must notify the landlord in writing within 30 days of displacement that they are interested in renewing their tenancy if the unit becomes available, and provide a reliable address for future offers.
If the landlord later sends an offer by certified or registered mail, displaced tenants generally have 30 days from the mailing of the offer to accept it under the City’s procedure.
Additional Notice Protections for Disabled or Elderly Tenants (62+)
Some tenants are entitled to additional time before their unit is withdrawn. If you are 62 or older or disabled (as defined by law), and you have lived in the unit for at least one year before the Notice of Intent is delivered to LAHD, the withdrawal date for your tenancy may be extended to one year from that delivery date—so long as you provide the landlord written notice of your entitlement within 60 days of the Notice of Intent being delivered to LAHD.
An attorney can help determine whether you meet the criteria and whether the landlord properly handled the extension requirements.
Two-Year Re-Rental Waiting Period and Civil Penalties (LAMC 151.25)
Los Angeles Municipal Code Section 151.25 provides tenant remedies when a withdrawn unit is offered for rent or lease within two years of the withdrawal date. In that situation, the landlord may be liable to displaced tenants for actual and exemplary damages.
Examples of damages that may be relevant in displacement cases can include:
Moving or relocation costs
Increased rent paid after displacement
Other documented losses tied to the move
(Your available remedies depend on your documents, the timeline, and the specific conduct involved.)
Deadline to File a Claim for Ellis Act Violations
If a unit that was withdrawn under the Ellis process is offered for rent or lease within two years of withdrawal, Los Angeles law states that an action by a displaced tenant under this section must generally be brought within three years of the withdrawal of the unit from rent or lease.
Because deadlines and eligibility can be fact-specific, it’s important to get your notices reviewed early—especially if you believe the unit has been re-listed.
Contact a Los Angeles Ellis Act Violations Attorney Today
If you believe your landlord has wrongfully removed you from your home—or is using the Ellis Act process improperly—the Tenants Law Firm can review your timeline and notices and advise you on next steps. We offer a hands-on client experience with direct communication by text or phone.
Contact us today for a case review.
(This page is general information and does not create an attorney–client relationship.)