Los Angeles Just Cause Ordinance 2026: JCO Fees, Registration, Eviction Rules & Exemptions
Los Angeles JCO rules cover many non-RSO rentals. See the $31.05 annual fee, registration, exemptions, eviction filings and no-fault relocation basics.
The short answer
Los Angeles's Just Cause for Eviction Ordinance, commonly called the JCO, applies to many residential rentals in the City of Los Angeles that are not already regulated by the City's Rent Stabilization Ordinance. LAHD says the ordinance limits termination of covered tenancies to specified just-cause reasons and can require relocation assistance when the termination is no fault of the tenant.
The JCO is also an operating-compliance issue for landlords and property managers. Covered properties must be registered annually, the City currently lists a $31.05 annual JCO fee per unit, and JCO and RSO eviction notices must be filed with LAHD within three business days after service. Coverage, exemptions and the reason for a proposed termination should be verified before a notice is served.
Which Los Angeles rentals can fall under the JCO?
LAHD says the JCO covers most residential properties in the City of Los Angeles that are not subject to the RSO. It can reach newer buildings and, depending on the facts, a property containing a single-family dwelling. That means 'not rent controlled' is not the same as 'not covered by Los Angeles just-cause rules.'
For the just-cause termination protections to apply to a tenancy, LAHD states that the tenant generally must have occupied the same unit for at least six months or the original lease term must have expired, whichever occurs first. LAHD also lists exclusions and special categories, so managers should confirm the actual property and tenancy rather than relying on building age alone.
The annual JCO fee, registration and Rent Registry
LAHD's current annual-billing page lists the regular Just Cause Ordinance fee at $31.05 per unit and the delinquent amount at $46.58 per unit. The department says annual registration is mandatory for residential rental units in the City and that required fees and the Rent Registry must be completed before a Registration Certificate is issued.
LAHD also states that failure to receive an annual bill does not remove the owner's obligation to pay required fees and keep contact information current. For a management company, a practical annual control is to reconcile the property roster, unit status, registration certificate and billing account before relying on a prior year's registration.
Annual temporary exemptions are not automatic
LAHD provides annual temporary exemptions for qualifying units, including certain owner-occupied units, units for which no rent is collected, and units that are vacant and secured. The agency's exemption page says an approved exemption can eliminate the annual fee for the qualifying period, but the owner must use the applicable exemption process and supporting documentation when required.
The owner-occupied exemption is limited, and LAHD says a change in the status of a previously exempt unit must be reported. A prior exemption should therefore not be treated as permanent proof that the unit remains exempt in a later year.
At-fault and no-fault reasons are different workflows
LAHD identifies at-fault reasons such as nonpayment of rent, failure to cure a lease violation, nuisance or property damage, illegal use, certain failures to renew a similar rental agreement, failure to provide reasonable access, and specified unapproved-subtenant situations. The exact notice, cure opportunity and court process depend on the stated ground and applicable law.
LAHD separately identifies no-fault reasons such as qualifying owner or family occupancy, a required resident-manager move-in, demolition or permanent removal from the rental market, certain government orders, and other specified situations. No-fault termination can trigger relocation-assistance obligations. A manager should not move a case from one category to another merely because one route appears easier.
Eviction notices have an LAHD filing step
LAHD states that eviction notices issued for JCO and RSO rental properties must be filed with the department within three business days after service on the tenant. Filing with LAHD is a separate operational step from choosing a lawful ground, preparing the correct notice, serving it properly and, if necessary, pursuing a court case.
A useful file should preserve the final notice, the date and method of service, proof or declaration of service, the LAHD filing confirmation, the lease and rent ledger, and the evidence supporting the stated ground. Do not backfill a filing record or service date that did not actually occur.
Right-to-counsel and renters-protection notices belong in the compliance calendar
LAHD says that beginning August 20, 2025, landlords must post a Notice of Right to Counsel in a conspicuous common area of the residential building, provide it at the beginning of the tenancy, and provide it when an eviction notice is served. The department also requires a Notice of Renters' Protections for tenants beginning or renewing a tenancy on or after January 27, 2023, with a posting requirement for the property.
Multifamily teams should treat these requirements as repeatable property and resident-file tasks rather than relying on a leasing agent to remember them at the moment an eviction issue arises. Use the current LAHD forms and language versions because notices and agency instructions can change.
Nonpayment cases have a Los Angeles threshold beyond simply being late
LAHD says the City's nonpayment rule applies to RSO and JCO units and prevents eviction for rent arrears unless the amount owed is higher than the applicable Fair Market Rent threshold for the bedroom size. Because FMR figures can change, managers should use the current LAHD table when evaluating a specific nonpayment case rather than copying an old dollar amount from a prior notice or article.
This local threshold does not eliminate the other steps required for a valid nonpayment case. The amount claimed, the notice content, service, payment history and any other applicable state or local protections still need to be evaluated under current law.
JCO is not the same thing as rent control
LAHD expressly states that the JCO does not regulate rent increases. A Los Angeles property can therefore require separate analysis under the JCO, the City RSO, California's Tenant Protection Act, a subsidy or affordability program, and the actual lease. Those systems answer different questions and should not be collapsed into one percentage or one checklist.
For current statewide rent-increase limits, use the California Attorney General's current rent-cap resources and then check whether a stricter Los Angeles rule applies to the particular property. Max Rental Tools keeps the Los Angeles rent-increase guide separate from this JCO operations guide for that reason.
A practical JCO audit for landlords and managers
For each Los Angeles property, confirm the exact City jurisdiction, RSO versus JCO status, current registration certificate, unit roster, exemption status, posted notices and annual fee status. For each tenancy, keep the lease term, occupancy start date, rent ledger, notices, service records and LAHD filing confirmations together.
Before a termination is initiated, identify the proposed ground and verify the current LAHD guidance, state law and any program-specific rules that apply. This article is an operational guide to the City's published framework; it does not turn a generic form into a legally sufficient eviction notice for every Los Angeles tenancy.
Common questions
How much is the Los Angeles JCO annual fee?
LAHD's current annual billing materials list the regular Just Cause Ordinance fee at $31.05 per unit and a $46.58 delinquent amount per unit. Check the current LAHD fee schedule before payment because fees can change.
Does the Los Angeles JCO apply only to old rent-controlled buildings?
No. LAHD says the JCO generally covers many City of Los Angeles residential rentals that are not subject to the RSO, and it can apply to newer buildings and certain single-family properties depending on the facts and exclusions.
Do Los Angeles eviction notices have to be filed with LAHD?
LAHD says eviction notices for JCO and RSO rental properties must be filed with the department within three business days after service on the tenant.
Can an owner-occupied Los Angeles unit receive a JCO fee exemption?
LAHD provides an annual temporary owner-occupied exemption subject to its eligibility and filing rules. It is limited and should be requested through the current LAHD process rather than assumed.
Does JCO set the maximum Los Angeles rent increase?
No. LAHD states that the JCO does not regulate rent increases. Rent-increase limits require a separate analysis of the RSO, California Tenant Protection Act and any other applicable rules.
Does every no-fault termination under the JCO require the same payment?
No. LAHD identifies no-fault situations that can require relocation assistance, but the applicable amount and procedure depend on the specific tenancy, ground and current rules. Verify the current LAHD requirements before serving a notice.
Official sources
Los Angeles Housing Department — Just Cause for Eviction OrdinanceLos Angeles Housing Department — Annual RSO/JCO/SCEP BillLos Angeles Housing Department — JCO Annual Fee ExemptionsCalifornia Attorney General — Current Rent Increase LimitsContinue your check
Use the state directory for current jurisdiction-specific rules, calculate the proposed increase, then prepare the appropriate rental document only after the legal-rule checks are complete.