In the past, most trials were bench trials (judge or commissioner). Unfortunately, the recent majority of trials are jury trials. While frustrating and not welcome by landlords, the United States and California constitutions require such a trial if requested, even if one side does not agree. This involves a major expense as well as a substantial delay in bringing the matter to trial.
This is a legal procedure recognized by our office to prevent an unknown person from coming forward at the last minute to try to delay the eviction by claiming that they are a legal tenant of the premises. This is also called an “Arrieta” claim.
Los Angeles County and many cities, including but not limited to, West Hollywood, Santa Monica, Berkeley and Inglewood, have ordinances that restrict both the right of the landlord to increase rents and the circumstances under which a landlord may evict a tenant. These same ordinances may also require that the landlord register each rental unit before renting it to a tenant. The need for registration is in addition to any business license requirement imposed by the same city. In addition, some cities have restrictions on the reasons for evictions.
A tenant of the former trustor (owner) of the premises is entitled to a different (and much longer) notice than the former trustor.