Steve Welty

Issue# 48

May 2025

Happy Saturday, Housing Heroes!

Ending a lease in California is more like preparing a legal case for the Supreme Court. It’s complex, it’s risky, and if you get it wrong, you might not get your property back for months. Worse, you could face legal penalties, tenant lawsuits, or steep relocation payouts.

This week, we're giving you the exact framework for how to end a lease in Southern California legally and cleanly, especially in cities like San Diego, Santa Ana, Chula Vista, and Costa Mesa.

Can You Legally End the Lease?

Before you serve any notice, ask yourself four key questions:

Is it a fixed-term lease or month-to-month?
If the tenant is on a fixed-term lease (like 12 months), you typically can’t terminate early unless there’s serious lease violation. If it’s month-to-month, you may be able to issue a 30 or 60-day notice depending on how long they’ve lived there.
How long has the tenant been there?
Tenants living in the unit for less than one year require just a 30-day notice.
More than a year? You’ll need to serve a 60-day notice.
Is the tenant on Section 8?
If so, California law requires a 90-day notice — no matter the lease type.
Where is the property located?
This one is huge. Cities like Santa Ana, Palm Springs, Costa Mesa, Chula Vista, and parts of Los Angeles have their own rent control rules. And they often go beyond state law.

Does Rent Control Apply?

If your property is covered by AB 1482, California’s statewide rent control law, you’ll need to follow stricter termination rules.

AB 1482 applies to:

Most apartment buildings over 15 years old
Corporate- or LLC-owned single-family homes
Properties not otherwise exempted in the lease

To legally end a tenancy under AB 1482, you need a “just cause” — and it must fall into one of four no-fault categories:

You're moving in, or a close family member is
You’re doing a major remodel that requires permits
You’re removing the unit from the rental market completely (Ellis Act)
A government agency is ordering the tenant to leave (like for health/safety reasons)

Just wanting to sell your property? That’s not enough.

Local Ordinances in Southern California

Even if you comply with AB 1482, your city may have its own rules on top of it.

If your property is in San Diego, Chula Vista, Santa Ana, Costa Mesa, Palm Springs, or Buena Park, stop and review your city’s tenant protection laws before serving notice. These cities often require things like:

Filing your notice with a city department
Paying higher relocation assistance amounts
Extra notice periods for certain tenants (seniors, low income, long-term residents)

Need help understanding your city’s rules? Schedule a call with our team, we help housing providers navigate this every week.

Serving the Notice Properly

Once you’ve confirmed your eligibility to terminate, it’s time to serve the notice the right way.

California only accepts four legal service methods:

Personal delivery (hand it to the tenant)
Substituted service (someone 18+ at the unit, plus mail)
Post and mail (tape it to the door and mail it)
Certified or registered mail (but add extra days to the timeline)

Texting it? Emailing it? Leaving it under the mat?
None of those count.
Always take a photo and document the method.

Don’t Forget Relocation Assistance

If your tenant is being asked to move out under a no-fault just cause, AB 1482 requires you to pay relocation assistance equal to one month’s rent.

But that’s just the state minimum.

In Santa Ana, that amount could be two or three months' rent, depending on the tenant’s age, income, or disability status. And you must include this info in your termination notice or it’s not valid.

Three Mistakes That Can Get You Sued

Here are the top three errors we see housing providers make:

Retaliatory notices, If your tenant just asked for repairs and you serve notice right after, it could be considered retaliation (and it’s illegal).
Improper service, Miss a step when delivering the notice, and it won’t hold up in court.
Skipping relocation requirements, This one can trigger lawsuits, fines, and invalidation of the notice.

The Bottom Line

Ending a lease legally in California isn’t impossible, but it does take precision. Between AB 1482, local rent control, and city filing requirements, housing providers are navigating a minefield.

At Good Life, we’ve seen every situation imaginable, and we know how to get it done without mistakes that cost you time or money.

If you’re feeling overwhelmed or just want someone to take care of this for you, we’re here to help.

Have questions about managing your property?

Our team proudly serves San Diego, Orange, and Riverside Counties. Schedule a call with us today, and let’s chat about how we can guide you through every step of your property management journey.

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🎥 Top Legal Mistakes California Landlords Are STILL Making In 2025

Take 2 Minutes to Protect Your Property Rights!

Click below to tell your Assemblymember to vote NO on AB 1248 before it’s too late. This bill threatens your ability to manage utilities, charge fair fees, and comply with existing rent control laws.

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