On June 28th, 2021, Governor Gavin Newsom signed an extension to statewide eviction protections, which prevents some evictions for not being able to pay rent in full, and temporarily extends many just-cause protections to all California tenants through September 30, 2021. The state Emergency Rental Assistance Program (ERAP) has now promised to cover 100% of your owed rent during COVID if you apply and are eligible. Click here to learn about the rent relief program and how you can apply! Applying for rent relief funds is important to protect you from eviction and debt collection in the future.
Download your own copy of "Know Your Rights - Evictions" HERE and share with anyone you know who might need support!
What types of evictions are still legal?
Through September 30, 2021, all California tenants in all unit types have been extended just-cause eviction protections. This means your landlord MUST cite an allowable reason on their written notice of eviction to a tenant. If your landlord is attempting to evict you without a court order, DO NOT LEAVE. All evictions must proceed through the courts!
A tenant may be evicted under just-cause protections if they:
- Violate the lease
- Commit a nuisance
- Commit waste (damage to the property)
- Refuse to sign a lease extension or renewal
- Engage in criminal activity on the residence or criminal activity/threat directed at the landlord
- Sublet against lease restrictions
- Refuse to let landlord enter the unit to make repairs, in case of emergency, after the tenant abandons the property, or under court order
- Use the property for unlawful purposes
- Fail to vacate after the tenant is terminated as an employee/licensee of the landlord
- Fail to vacate after providing written notice of their intent to vacate the property
The landlord can evict a tenant if they:
- Intend to move themselves or their family into the unit
Withdraw the unit from the rental market under the Ellis Act, meaning that the property is being turned into something that will no longer be used for rental housing (NOTE: the landlord just selling the property DOES NOT count as an Ellis Act eviction, because that does not mean that the property will be removed from the rental market necessarily)
- ONLY valid with a 120 day Notice of Termination
- Intend to demolish or substantially remodel the unit (not minor repairs)
IMPORTANT: You should speak to your local tenants rights or legal aid organization right away if you have received an eviction notice to make sure you know your rights! To find legal help in your area, check our local resource directory or go to www.lawhelpca.org.
Am I covered by AB 832?
A “covered person” is any tenant, lessee, or resident of a residential property who cannot pay rent due to at least ONE of the following circumstances:
- Loss of income caused by the COVID-19 pandemic
- Increased out-of-pocket expenses related to working during the COVID-19 pandemic
- Increased medical expenses directly related to health impacts from COVID-19
- Loss of income as a result of providing care to a child, elderly, disabled, or sick family member which is directly related to the COVID-19 pandemic, or increased costs related to providing family care during the COVID-19 pandemic
- Other circumstances related to the COVID pandemic that have reduced your income or increased your expenses.
What protections does AB 832 provide?
The law states that tenants cannot be evicted for failure to pay rent, if your failure to pay was because of COVID-19 related financial distress. If you are unable to pay your rent, the landlord must serve you a 15-day written eviction notice to pay or quit. This gives you, the tenant, 15 days to pay the rent OR, if you can't pay, submit a declaration of COVID-19 related impact to the landlord. You can find Tenants Together's sample declaration here. Keep a copy for your records.
Tenants in California can NOT be evicted for ANY rent they were unable to pay from March 1, 2020 through August 31, 2020, as so long as you provide your landlord with a declaration of COVID-19 related impact. However, landlords can take a tenant to small claims court for the rent owed from March-August 2020 beginning November 1, 2021.
Tenants who are unable to pay full rent from September 1, 2020 through September 30, 2021, can NOT be evicted so long as the tenant takes the following steps:
1. Submit a declaration of COVID-19 distress
- Your landlord is required to provide a “Declaration of COVID-19 Financial Distress” form for you to fill out with any written “15-day Notice to Pay or Quit” notice of non-payment of rent.
- Tenant must return the “Declaration of COVID-19 Financial Distress” form within 15 business days of receiving the notice to pay rent or quit. This is the critical step for tenants to be protected from eviction for non-payment.
- Households that make less than $100,000/year do NOT need to provide any evidence or documentation to show financial hardship.
- The tenant should keep a copy of the signed declaration of COVID-19 impact and send it by certified mail to confirm delivery.
2. Pay a minimum of 25% of your rent for the months of September 2020 through September 2021, no later than September 30, 2021. You can pay the 25% payment in installments or in one lump sum, so long as 25% of the rent is paid by June 30, 2021. You do not need to be paying 25% every single month!
- Tenants paying a portion of their rent from September 2020 – September 2021 should document their payments by keeping or taking pictures of receipts, canceled checks, or copies of letters that show which months you are paying for.
- You should also keep any evidence of landlord intimidation, discrimination or harassment if it is happening!
- If you do not have the 25%, remember that you can get that amount covered by applying to the state rent relief program. Learn more about how you can get rent relief here.
What is my landlord allowed and NOT allowed to do?
Your landlord CANNOT:
Use your security deposit towards unpaid rent.
Use COVID-19 related debt as a negative factor for refusing to rent to an otherwise qualified tenant.
Impose a late payment fee on you for COVID-19 related unpaid rent debt.
Sell your accrued COVID19-related rental debt to a collection agency any time before June 30, 2021. For tenants who meet the eligibility requirements of the State of California Emergency Rental Assistance Program (ERAP), this prohibition is permanent. Learn more about ERAP here.
Evict you outside of the court process, even if they call the police. This is an illegal lockout.
Evict you without citing one of the just-cause reasons stated above.
Serve you a 15-Day Pay or Quit Notice without also giving you an impact declaration form to fill out and 15 business days to respond.
Starting November 1, 2021, your landlord CAN take you to small claims court for unpaid COVID-19 rent debt accrued between March 1, 2020 to September 30, 2021. As long as you turned in a declaration of COVID-19 impact and paid 25% of the rent between September 2020 and September 2021, the remaining rent debt will become consumer debt and can never be used as a reason for eviction.
Again, remember that state rent relief funds are available to help you pay 100% of your back rent. If your landlord receives funds as part of the state’s rental assistance program on your behalf, the landlord can never take you to court over that debt or evict you over it.
AB 832 allows other types of evictions to move forward, including no-fault and Ellis Act evictions. Check your local laws to see if you have access to stronger protections at the local level.
State of CA resources for tenants on AB 832 protections
- CA COVID Tenant Relief Act SB91 Info Guide (pending update for AB 832)
- State of CA Housing Is Key website
- CA COVID-19 Information App for Tenants & Landlords
- Tenant Protection Guidelines
- CA State Tenant Resources
- AB 832 Frequently Asked Questions
- California Tenants' Guide to Residential Tenants & Landlords' Rights and Responsibilities