Los Angeles County has implemented a new eviction rule affecting renters in unincorporated areas. This change allows tenants to fall behind on rent by up to two months' worth of fair-market rent (FMR) before an eviction can proceed. This article breaks down the new rule, its impact on renters, and the broader context of eviction protections in Los Angeles.
Introduction
A significant change has occurred in Los Angeles County regarding eviction rules, specifically impacting renters in unincorporated areas. Previously, renters were allowed to fall behind by one month's fair-market rent (FMR), a figure set by the federal government. Now, a new rule doubles this threshold, allowing renters to owe up to two months' FMR before facing eviction. This change aims to provide greater protection for vulnerable renters, especially in light of economic pressures. However, it's essential to understand the specifics of this rule and how it may affect both renters and landlords.
Overview of the Eviction Rule
The new eviction rule in Los Angeles County applies specifically to unincorporated areas such as East L.A., City Terrace, and Altadena. This means that if a renter in these areas owes less than two months' worth of fair-market rent, they cannot be evicted solely for non-payment. This is a change from the previous rule, which allowed eviction proceedings to begin after just one month's worth of unpaid FMR [Source: LAist].
Key Components of the Rule
- Two-Month Threshold: Renters in unincorporated LA County can now owe up to two months' FMR before facing eviction eligibility [Source: LAist].
- Unincorporated Areas: The rule applies only to unincorporated areas of Los Angeles County, not the entire county.
- Fair-Market Rent (FMR): FMR is set federally by HUD and varies based on the number of bedrooms in a unit [Source: LA County DCBA].
- Response to Economic Impacts: The rule was partly enacted in response to economic fallout from federal immigration raids, according to the Board of Supervisors [Source: LAist].
Comparison to City of LA Rules
It's important to note that the City of Los Angeles has its own eviction rules, which may differ from those in unincorporated areas. Since March 2023, the City of LA's Just Cause for Eviction Ordinance (JCO) has used a one-month FMR threshold for non-payment evictions in covered units. This means that in many cases, renters in the City of Los Angeles have less leeway than those in unincorporated areas under the new county rule [Source: LAHD Just Cause Ordinance].
Impact on Renters
The new eviction rule is intended to provide greater security for renters in unincorporated Los Angeles County, particularly those facing economic hardship. By allowing renters to fall behind by up to two months' FMR, the rule aims to prevent evictions that could lead to homelessness and further instability.
Potential Benefits for Renters
- Increased Security: Renters have more time to catch up on rent before facing eviction.
- Protection from Eviction: If the amount owed is less than two months' FMR, renters are protected from eviction based solely on non-payment.
- Access to Resources: The additional time may allow renters to access resources like rental assistance programs and legal aid. Stay Housed LA is one such organization that can help renters understand and protect their rights.
Important Considerations for Renters
- Know Your Rights: Understand the specific eviction rules in your area, whether it's an unincorporated part of the county or within the City of Los Angeles.
- Fair Market Rent: Be aware of the FMR for your unit size and location. This information is available on the HUD User Fair Market Rents website and the Los Angeles County Department of Consumer and Business Affairs website.
- Seek Assistance: If you are struggling to pay rent, seek assistance from organizations like Stay Housed LA and the Los Angeles Housing Department (LAHD).
Example Scenario
For example, under LA City JCO rules, if a renter owes $1,500 for a one-bedroom apartment and the FMR is higher than that, they cannot be evicted for non-payment [Source: LAHD Just Cause Ordinance]. This highlights the importance of knowing the FMR for your specific situation.
Government's Role in Fair-Market Rent
Fair-market rent (FMR) plays a crucial role in eviction protections and housing affordability. The U.S. Department of Housing and Urban Development (HUD) sets FMR levels annually, and these levels are used to determine eligibility for various housing assistance programs and to establish benchmarks for eviction rules [Source: LA County DCBA].
How FMR is Determined
- HUD's Role: HUD calculates FMR based on surveys of rents and utility costs in metropolitan areas and non-metropolitan counties.
- Bedroom Count: FMR varies based on the number of bedrooms in a unit, with higher FMR for larger units.
- Annual Updates: HUD updates FMR levels annually to reflect changes in the housing market.
Impact of FMR on Renters and Landlords
- Renters: FMR helps renters understand whether their rent is reasonable and provides a benchmark for eviction protections.
- Landlords: Landlords must be aware of FMR levels to comply with eviction rules and to determine eligibility for housing assistance programs.
Rent Stabilization Ordinance (RSO)
In addition to FMR-based protections, the City of Los Angeles also has a Rent Stabilization Ordinance (RSO), which limits the amount that landlords can increase rent each year. For example, the annual allowable rent increase for RSO units is set at 3% for the period from July 1, 2025, to June 30, 2026 [Source: City of LA Tenant Updates].
The Bottom Line
The new eviction rule in Los Angeles County represents a significant change in tenant protections, particularly for those in unincorporated areas. By allowing renters to owe up to two months' fair-market rent before facing eviction, the rule aims to provide greater security and stability. However, it's crucial for both renters and landlords to understand the specifics of the rule, including the definition of FMR, the areas to which it applies, and the available resources for assistance. Renters should stay informed about their rights and seek help when needed, while landlords should ensure they are complying with all applicable eviction rules and regulations.
Sources
- Automated Pipeline
- Just Cause For Eviction Ordinance (JCO) - LAHD - City of Los Angeles
- Stay Housed LA | Understand and protect your rights as a tenant
- City of LA Tenant and Landlord Updates - YouTube
- HUD Fair Market Rents for Los Angeles County
- Los Angeles County Department of Consumer and Business Affairs - Renters Resources
- Source: lsba.org
- Source: shreveportla.gov
- Source: nolo.com
- Source: brla.gov
