Evictions for Landlords — Flat Fee
3-day notices from $195. Uncontested eviction lawsuits from $895 plus court costs. Residential and commercial, Los Angeles, Orange and San Bernardino counties.
Handled by attorney JJ Zhang, Tez Law P.C. Forms in English, 中文 and Español.
For owners and property managers. Before anything is served, we check which eviction laws apply to the address — the state Tenant Protection Act and any local rent, just-cause, registration or notice-filing rules — so the notice and the case start on the right footing. If the tenant files an answer, we handle the contested case in house for a flat add-on, quoted up front.
Kicker walks you through it
From your first answer to the sheriff’s lockout, here is everything that happens.
Tell us about the property
A short form: the property, the tenants and the rent.
Sign online
We email the flat-fee agreement. You sign; the attorney countersigns.
Pay securely
One payment through LawPay into our client trust account.
We take it from here
We check local rules, prepare, file and keep you posted.
Flat fees
| 3-day notice to pay rent or quit | $195 residential $245 commercial |
| 3-day notice to perform covenant or quit (lease violation) | $245 residential $295 commercial |
| Eviction lawsuit (unlawful detainer) — uncontested | $895 residential $1,295 commercial |
| Contested add-on — only if the tenant files an answer: trial setting, settlement talks, settlement conference, and a one-day court trial through judgment | $1,950 residential $2,950 commercial |
Why the notice prices differ: a notice to pay rent or quit states the rent owed for the right period. A notice to perform or quit costs more because we review the lease, identify the term that was broken, and describe the violation and how to cure it. Commercial notices cost more than residential ones because commercial leases are longer and follow different notice rules. You pay only the one price that fits your notice; the form shows it before you send anything.
Payment goes into our client trust account through LawPay and is earned at the milestones in your agreement. Court filing fees ($240 for claims up to $10,000; $385 up to $35,000), One Legal’s e-filing and process-server charges, the writ fee and the sheriff are costs, paid at cost on top of the flat fee.
What the uncontested eviction includes
- We check which eviction laws apply to the property — the state Tenant Protection Act and any city or county rent, just-cause, registration or notice-filing rules for the address — before anything is served.
- We review the notice already served. If it is defective we tell you before filing; a new notice is a separate flat fee.
- We prepare and file the eviction complaint (unlawful detainer) with the summons, the civil cover sheet and the prejudgment claim of right to possession. We file electronically through One Legal.
- We have each tenant served by a registered process server through One Legal. One Legal’s e-filing and service charges are costs you pay on top of the flat fee; they are not included.
- If the tenant does not respond, we request default and the judgment for possession, and the judgment for unpaid rent where the law allows.
- We obtain the writ of possession, prepare the sheriff’s instructions, and coordinate the lockout.
- If the tenant files an answer, the contested add-on applies ($1,950 residential / $2,950 commercial): reviewing the answer, requesting trial, settlement talks, the settlement conference, and a one-day court trial through judgment. We tell you first and ask for the add-on payment before that work starts.
BZ Management Company owners: if your property is under BZ’s Eviction Protection Plan, choose “Yes” on the form; the Plan pays the flat fee for an uncontested case.
Later work — fees you know in advance
| Later work | Our fee | Court / government fee |
|---|---|---|
| Contested add-on (if the tenant files an answer), through a one-day court trial | $1,950 | court fees as charged |
| Opposing a demurrer, motion to strike, or other motion by the tenant (each) | $650 | — |
| A new or corrected notice | $195 | — |
| Settlement or move-out (“cash for keys”) agreement or stipulated judgment | $395 | — |
| Collecting a money judgment, per step (abstract of judgment, wage garnishment, bank levy) | $295 | court and sheriff fees |
| Jury trial, or a court trial longer than one day | quoted first | quoted in writing first |
Not covered: jury trials, appeals, tenant motions (each priced above), bankruptcy relief, defending any claim the tenant brings against you (such as habitability or retaliation), relocation-assistance disputes, and collecting a judgment except as priced above. Also not covered: appeals to a higher court, bankruptcy matters, and any other lawsuit or claim. Other work you ask for is billed at $650 per hour, and we tell you before we start.
TEZ Law Firm (Tez Law P.C.), 4141 S Nogales St, Suite C102, West Covina, CA 91792 · 626-888-6856. Serving Los Angeles, Orange and San Bernardino counties. No particular result can be promised. Submitting the form does not by itself create an attorney-client relationship; the engagement begins when the flat-fee agreement is signed and payment is received. Attorney advertising.