Updated 04/18/25
During the height of the COVID-19 pandemic, Los Angeles County took swift action to protect vulnerable tenants from losing their homes due to job loss, illness, or financial instability. This led to the implementation of what was originally called the LA County Eviction Moratorium, now officially known as the COVID-19 Tenant Protections Resolution. While the public health crisis has largely subsided, many of the tenant protections remain in place—leaving landlords with questions about their rights, limitations, and legal responsibilities.
Whether you’re a new landlord or a seasoned rental property owner, understanding the scope and timeline of these protections is essential to staying compliant and protecting your investment. This guide walks through the most commonly asked questions regarding LA County tenant protections, offering practical guidance in plain, actionable language. Let’s dive into the details so you can move forward with clarity and confidence.
Table of Contents
- What Is LA County’s COVID-19 Tenant Protections Resolution?
- Which Tenants Are Covered Under the Resolution?
- Can Landlords Still File Evictions During the Moratorium?
- Timeline: Phase I and Phase II of the Resolution
- What Protections Are Included for Residential Tenants?
- Commercial Tenant Protections: What Has Expired?
- How Nonpayment of Rent Is Handled Under the Resolution
- Rules for Owner Move-In Evictions in LA County
- What Happens If a Landlord Violates the Resolution?
- When and How Tenants Must Repay Past Due Rent
- Where to Find Legal Assistance and Tenant Resources
- Frequently Asked Questions
What Is LA County’s COVID-19 Tenant Protections Resolution?
The LA County Tenant Protections Resolution, enacted in March 2020, established a wide-ranging framework of safeguards for residential and commercial tenants impacted by the pandemic. It was designed to prevent mass evictions and housing instability during a time of economic uncertainty. This Resolution replaced the original eviction moratorium and was extended multiple times, most notably through the end of 2022.
Importantly, the Resolution does not cancel rent obligations or stop landlords from pursuing lawful evictions altogether. Instead, it gives tenants certain rights and defenses—especially when those tenants can demonstrate financial hardship due to COVID-19. It applies to unincorporated areas of Los Angeles County and incorporated cities that do not offer stronger protections.
Which Tenants Are Covered Under the Resolution?
Coverage under this Resolution includes a broad range of renters. Residential tenants, mobilehome space renters, and certain commercial tenants all benefit from the protections if they’re located in unincorporated LA County or in cities without stronger local eviction protections.
Cities that enacted their own eviction ordinances may still be required to meet or exceed the County’s baseline standards. This means landlords operating in smaller cities should double-check local regulations in addition to the County’s rules. Even if you think you’re exempt based on your property’s location, you may still need to comply if your city’s protections fall short of the County Resolution.
Can Landlords Still File Evictions During the Moratorium?
Yes, but there are limits. The Resolution does not prevent landlords from filing unlawful detainers, which are formal eviction lawsuits. However, it does give tenants a strong affirmative defense if the eviction is tied to reasons protected under the Resolution, such as COVID-related nonpayment or unauthorized occupants due to emergency situations.
For landlords, this means filing an eviction doesn’t guarantee success in court. Judges may side with tenants who can show they were financially impacted by the pandemic or otherwise protected by the Resolution’s provisions. It’s crucial to evaluate each situation individually and document everything thoroughly.
Timeline: Phase I and Phase II of the Resolution
The protections are split into two distinct timeframes, each with specific rules:
Phase I (February 1 – May 31, 2022) continued previous protections, including rent freezes and restrictions on no-fault evictions. During this phase, commercial tenant protections for nonpayment ended, but many residential protections remained in full force.
Phase II (June 1 – December 31, 2022) introduced limited changes, including the reintroduction of eviction protections for nonpayment of rent due to COVID-19 hardships—but only for households making less than 80% of the Area Median Income (AMI). Other protections, such as those against nuisance evictions and unauthorized occupants, continued as well.
Understanding the dates and conditions of each phase is critical, especially when determining whether past-due rent is protected or not.
What Protections Are Included for Residential Tenants?
Residential tenants gained several important safeguards under the Resolution. These included bans on:
- Evictions for “no-fault” reasons (unless the landlord qualifies for an owner move-in exception).
- Nuisance-related evictions, unless the behavior posed a serious threat.
- Evictions due to unauthorized occupants or pets, a common issue during lockdown periods.
- Harassment or retaliation for exercising tenant rights.
Additionally, the Resolution enforced a rent increase freeze for rent-stabilized units in unincorporated areas, limiting landlords’ ability to raise rents even if permitted under standard circumstances.
These residential tenant protections in Los Angeles helped stabilize many housing situations during a turbulent time. They also set important precedents for handling future emergencies.
Commercial Tenant Protections: What Has Expired?
Commercial tenants received temporary relief, especially small businesses with fewer than 10 employees. These protections included rent nonpayment defenses, bans on personal guarantees, and protections against certain types of eviction.
However, many of these expired by January 31, 2022. Larger commercial tenants (with over 100 employees) never qualified for some of the more generous provisions. As of early 2023, most commercial tenants are expected to repay overdue rent and are no longer shielded by the COVID-related LA County tenant protection resolution.
How Nonpayment of Rent Is Handled Under the Resolution
This has been one of the most confusing areas for landlords. Nonpayment protections were temporarily suspended under state law (AB 2179) through June 2022. But beginning July 1, 2022, new protections kicked in under Phase II of the Resolution.
To qualify, tenants must:
- Have a household income at or below 80% of AMI.
- Be able to self-certify that their nonpayment was due to COVID-19 financial hardship.
- Notify their landlord within 7 days of the rent due date, unless extenuating circumstances apply.
Importantly, this protection only applies to rent incurred on or after July 1, 2022. Landlords should document all communications and payment attempts and be aware that eviction for nonpayment may still fail in court if tenants meet the criteria above.
Rules for Owner Move-In Evictions in LA County
Initially, the Resolution only allowed owner move-in evictions if the property was purchased before June 30, 2021, and if tenants weren’t financially impacted by COVID-19. Landlords also had to pay relocation assistance and commit to living in the unit for at least 36 months.
However, as of June 1, 2022, those restrictions were lifted. The purchase date and financial impact requirements no longer apply, making it somewhat easier for landlords to reclaim units for personal use. Still, all other legal procedures and relocation obligations remain in effect.
This update is especially useful for landlords seeking to transition their properties back into personal or family use, while staying within the framework of Los Angeles tenant eviction rights.
What Happens If a Landlord Violates the Resolution?
Landlords who violate the Resolution can face serious consequences. This includes administrative fines, civil penalties, and even legal action by tenants. Tenants also have the right to use violations of the Resolution as an affirmative defense in court, potentially resulting in case dismissals or judgments in their favor.
Moreover, landlords may not harass, intimidate, or retaliate against tenants who exercise their rights. Doing so can open the door to lawsuits and damage your reputation as a rental housing provider.
When and How Tenants Must Repay Past Due Rent
Rent isn’t canceled—it’s delayed. Tenants still owe rent accrued during protected periods. Residential tenants have 12 months after the Resolution ends to repay amounts owed on or after April 1, 2022.
For commercial tenants:
- Those with 0–9 employees: 12 months to repay.
- Those with 10–100 employees: 6 months, in equal installments.
Document all repayment plans and confirm agreements in writing to protect both parties.
Where to Find Legal Assistance and Tenant Resources
Both landlords and tenants can benefit from local support services. Tenants in Los Angeles County may qualify for free legal aid through Stay Housed LA. For landlord inquiries, the Department of Consumer and Business Affairs (DCBA) can provide guidance and referrals.
Landlords should also monitor HousingIsKey.com for updates on rent relief programs and the status of pending applications.
Frequently Asked Questions About LA County Tenant Protections
Is rent still owed if a tenant qualifies for COVID-19 protections?
Yes, rent is still owed. The Resolution only delays eviction—not the rent obligation.
Can landlords increase rent during the Resolution?
No. Rent increases are frozen for rent-stabilized units in unincorporated LA County.
Are commercial tenants still protected from eviction?
Most commercial protections expired on January 31, 2022, but repayment timelines still apply.
Can a landlord evict for owner move-in now?
Yes, as of June 1, 2022, owner move-ins are allowed without previous COVID-related restrictions.
