An Ellis Act eviction in California happens when a landlord takes an entire building off the rental market. It isn’t about anything you did, but the landlord must remove every unit, follow strict notice rules, and in many cases pay relocation money. In cities with local Ellis Act rules, such as San Francisco and Los Angeles, tenants generally get at least 120 days’ notice, or one year for seniors and disabled tenants. If the units return to the rental market, former tenants may have the right to come back.
You could be a perfect tenant, paying rent on time and following every rule, and still be told you have to leave. That’s because an Ellis Act eviction is about what your landlord wants to do with the building, not what you did. Here’s how it works and what rights you still have.
1. What Is an Ellis Act Eviction?
The Ellis Act (Government Code §7060), passed in 1985, lets landlords leave the rental business, even in cities with strict rent control. The landlord can’t evict just one tenant; they must take every unit in the building off the rental market. Afterward, the building may be sold, converted, used for another purpose, or left empty.
2. How Much Notice Do You Get?
- Cities with local Ellis Act rules: the Ellis Act lets cities require at least 120 days’ notice, or one year for tenants who are 62 or older or disabled and have lived in the unit at least a year. Many rent-controlled cities, including San Francisco, Los Angeles, Oakland, Berkeley, and Santa Monica, use these rules.
- Cities without local rules: covered tenants are mainly protected by the Tenant Protection Act (AB 1482), which treats taking a unit off the market as a no-fault reason that requires proper written notice, generally 30 or 60 days.
3. Do You Get Relocation Money?
Usually, yes. Under AB 1482, covered tenants get at least one month’s rent. Cities with rent control often require much more, and amounts can be higher for seniors, disabled tenants, and families with children. Learn more about relocation money.
4. Can the Landlord Rent the Units Again?
There are strict limits. If the units return to the rental market within certain periods after an Ellis Act withdrawal, former tenants may have the right to be offered their unit back, the rent may be restricted, and tenants may be able to seek damages. The exact rules depend on how long after the withdrawal the units are re-rented and on local law.
5. What Happens to Tenants After an Ellis Act Eviction?
Research published by the W.E. Upjohn Institute found that tenants displaced by Ellis Act evictions often moved to lower-income neighborhoods, with effects that lasted for years. A report by Tenants Together found that in San Francisco, many Ellis Act evictions happened soon after a building was bought, often by owners who had used the Ellis Act before.
6. Red Flags: When an Ellis Act Eviction May Be Illegal
- Only some tenants are being evicted, while other units keep renting
- You didn’t get proper written notice, or the notice period is too short
- You weren’t paid relocation money your city or state requires
- The landlord quickly rents the units again or lists them on short-term rental sites
7. Got an Ellis Act Notice? Your First Steps
- Don’t ignore it. Read it closely and track every deadline.
- Save copies of the notice, your lease, and all messages from your landlord.
- Check your city’s rules, since local laws often add notice time and relocation money.
- Don’t sign a buyout or move-out agreement you don’t fully understand.
- Talk to a tenant lawyer. Missing steps can make an Ellis Act eviction invalid.
In San Francisco? See our guide to fighting an Ellis Act eviction in San Francisco. At The Law Firm For Tenant Rights, Inc., we represent California tenants facing wrongful evictions, including when landlords misuse the Ellis Act.
Key Takeaways
- The Ellis Act lets landlords take an entire building off the rental market, not just one unit.
- Cities with local rules generally require 120 days’ notice, or one year for seniors and disabled tenants.
- Relocation money is usually required, and many cities require more than the state minimum.
- Re-renting the units can give former tenants the right to return and to damages.
Frequently Asked Questions
What is an Ellis Act eviction in California?
It’s when a landlord removes an entire building from the rental market and ends all tenancies under Government Code §7060, following notice and relocation rules.
Can my landlord evict just me using the Ellis Act?
No. Every unit in the building must be withdrawn from the rental market.
How much notice does a landlord have to give?
In cities with local Ellis Act rules, generally at least 120 days, or one year for tenants 62 or older or disabled who have lived there at least a year. Elsewhere, AB 1482 notice rules generally apply.
Do I get relocation money?
Usually. State law requires at least one month’s rent for covered tenants, and many cities require more.
Can a landlord re-rent the unit after an Ellis Act eviction?
Only with strict limits. Former tenants may have the right to return, rent may be restricted, and damages may be available.
Can I challenge an Ellis Act eviction?
Yes. If the landlord skipped steps, gave too little notice, didn’t pay relocation money, or isn’t withdrawing every unit, you may be able to fight it.
Does The Law Firm For Tenant Rights, Inc. handle Ellis Act cases?
Yes. Contact us or call 866-939-8224 for a free consultation.
