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Landlord Notice Kit
A plain-language guide to serving eviction notices and unlawful detainer papers in the Inland Empire, Riverside County and Los Angeles County.
The notices, in plain language
Most California evictions start with a written notice. If the tenant doesn't pay, fix the problem or move out by the deadline, the landlord can file an unlawful detainer (eviction) case.
- 3 court days
3-day notice to pay rent or quit
For unpaid rent. Saturdays, Sundays and court holidays don't count. It must state the exact rent owed and how, where and to whom to pay. Rent only: no late fees, utilities or damages.
Code Civ. Proc. § 1161(2)
- 3 court days
3-day notice to perform covenant or quit
For a lease violation the tenant can fix. It tells the tenant what to correct, or to move out.
Code Civ. Proc. § 1161(3)
- 30 or 60 days
30 or 60-day notice to end a tenancy
Ends a month-to-month tenancy. 30 days if the tenant has lived there less than a year, 60 days if a year or more. Many tenancies also need a just-cause reason stated in the notice.
Civ. Code §§ 1946.1, 1946.2
- 90 days
90-day notice
Required in certain situations, such as many tenancies with a government rent subsidy, and tenants in a property after foreclosure.
Civ. Code § 1954.535; Code Civ. Proc. § 1161b
- After the notice
Unlawful detainer summons & complaint
The court papers that start the eviction case: Summons (SUM-130) and Complaint (UD-100). Since January 1, 2025, a tenant who is personally served generally has 10 court days to respond.
Code Civ. Proc. § 1167
Local rules matter. Some cities and unincorporated LA County have extra notice, just-cause or filing rules, and some federally backed properties may need a 30-day notice for unpaid rent. Check your city before you serve.
How service works
A notice only counts if it's served the way the law allows. California sets out three ways to serve a residential tenant, tried in this order.
Personal service
Hand the notice directly to the tenant. This is the strongest method and the one to try first.
Substituted service
If the tenant isn't at home or at work, leave a copy with a person of suitable age and discretion at either place, and mail a copy to the tenant's home.
Post and mail
If the home and work address can't be found, or no suitable person is there, post a copy in a conspicuous place on the property, hand a copy to someone living there if possible, and mail a copy to the tenant at the property.
Code Civ. Proc. § 1162. 30 and 60-day notices may also be sent by certified or registered mail (Civ. Code § 1946.1(f)).
Court papers follow stricter rules. The unlawful detainer summons and complaint must be served by an adult who isn't a party to the case, so a landlord can't serve them personally (Code Civ. Proc. § 414.10). Substituted service of the summons is complete 10 days after mailing (§ 415.20), and posting the summons requires a court order (§ 415.45).
Common mistakes that sink eviction cases
Eviction cases move fast, and courts expect the notice and service to be done exactly right. These errors can get a case dismissed or force you to serve a new notice.
- Asking for more than the rent owedAdding late fees, utilities or other charges to a 3-day notice to pay rent or quit can make the notice invalid.
- Counting the days wrong3-day notices skip weekends and court holidays. Filing the case even one day before the notice expires is a problem.
- Skipping the mailingSubstituted service and post-and-mail both require a copy mailed to the tenant. Leaving it at the door alone isn't enough.
- Posting before trying in personPost and mail is the last option, after personal and substituted service can't be done.
- Serving the court papers yourselfA party to the case can't serve the summons and complaint. Use another adult or a registered process server.
- Missing details or tenantsLeaving out payment instructions, a required just-cause reason, or an adult tenant who should be named and served.
A simple eviction timeline
A typical order of events. Your exact dates depend on the notice, the service method and court holidays.
- Day 0Serve the noticeUse the right notice for the situation and keep a signed proof of how, when and where it was served.
- Notice periodLet it run in full3 court days for a 3-day notice; 30, 60 or 90 calendar days for longer notices. The day of service doesn't count.
- After it expiresFile the unlawful detainerIf the tenant hasn't paid, fixed the problem or moved, file the Summons (SUM-130) and Complaint (UD-100) with the Superior Court.
- Right after filingServe the summons and complaintOn each adult tenant, by a non-party adult or registered process server. Some landlords also serve a Prejudgment Claim of Right to Possession (CP10.5) for unknown occupants.
- Once servedFile the proof of serviceForm POS-010, signed by the server, with the date, time, address and method.
- Next 10 court daysTenant's time to respond10 court days after personal service. With substituted service, service is complete 10 days after mailing, then the 10 court days begin.
- After thatDefault or trial, then the sheriffNo response: request a default. Response filed: request a trial. Only the sheriff can carry out a lockout; changing locks or removing belongings yourself is illegal (Civ. Code § 789.3).
Need a notice or eviction papers served?
Registered California process servers across the Inland Empire, Riverside County and LA County. Signed proof plus photo documentation on every serve.
Need a 3-day or 30-day notice served? Book a Service: $90 standard, $130 rush, $200 same-day.
Call or text (909) 547‑7434 · info@swiftservesocal.com · Service hours: 9 AM–2 AM daily · Call us: 9 AM–8 PM daily (texts and online booking anytime)
General information, not legal advice. Swift Serve SoCal is a brand of Swift Serve LLC, a process serving company, not a law firm. We serve the notices and papers you or your attorney prepare. Laws and forms change and local rules vary, so confirm with the court's self-help center at selfhelp.courts.ca.gov or an attorney. Last reviewed October 2026.