Eviction
Defense
A Practical Guide to
Representing Tenants in San Francisco
2010
Edited By
Cathy Mosbrucker
Mosbrucker & Foran
Philip Morgan
Bay Area Legal Aid
Ora Prochovnick
JFKU School of Law Housing Clinic
Carolyn Gold
BASF Volunteer Legal Services Program
VOLUNTEER LEGAL SERVICES PROGRAM
BAR ASSOCIATION OF SAN FRANCISCO
Eviction Defense 2010: A Practical Guide
to Representing Tenants in San Francisco
TABLE OF CONTENTS
PART I: SUMMARY OF THE LAW
A Practical Guide to ....................................................................................................1
Representing Tenants in San Francisco ...................................................................1
2008..........................................................................................................................1
I. INTRODUCTION .......................................................................................................6
A.
General Resources ...............................................................................................6
B. Resources for Public Housing Cases .......................................................................6
a. Handbook 4350.3, Occupancy Requirements of Subsidized Multifamily
Housing Developments. This Handbook covers the Section 221 (d)(3) and
Section 236 programs. It also covers certain Section 8 and 202 housing. Chapter
1 of the Handbook identifies all housing programs subject to the Handbook.
Available online at www.hudclips.org.....................................................................7
II. TYPES OF HOUSING .............................................. Error! Bookmark not defined.
A.
Rent Controlled Housing ................................... Error! Bookmark not defined.
B. Subsidized Housing ............................................... Error! Bookmark not defined.
C. Other Non-Rent Controlled Housing ..................... Error! Bookmark not defined.
III.
FIRST MEETING WITH YOUR CLIENT ........... Error! Bookmark not defined.
A.
General Considerations ...................................... Error! Bookmark not defined.
B. Overview ................................................................ Error! Bookmark not defined.
C. The Intake Form ..................................................... Error! Bookmark not defined.
D.
Deposit of Rent .................................................. Error! Bookmark not defined.
E. Court Fees and Costs ............................................. Error! Bookmark not defined.
F. Obtaining Case Information from the San Francisco Superior CourtError! Bookmark not defined.
G. Other Resources ..................................................... Error! Bookmark not defined.
IV.
NOTICES TO QUIT .............................................. Error! Bookmark not defined.
A.
Rent Ordinance Considerations ......................... Error! Bookmark not defined.
1. “Just Cause” Requirement ................................. Error! Bookmark not defined.
2. Advice Clause .................................................... Error! Bookmark not defined.
3. Filing Requirements ........................................... Error! Bookmark not defined.
4. Wrongful Eviction Petitions .............................. Error! Bookmark not defined.
B. Three-day Notices .................................................. Error! Bookmark not defined.
1. Non-Payment of Rent ........................................ Error! Bookmark not defined.
a. Possible Defenses........................................... Error! Bookmark not defined.
i. Breach of the Implied Warranty of HabitabilityError! Bookmark not defined.
ii. Violation of the Rent Ordinance ................ Error! Bookmark not defined.
iii. Waiver ........................................................ Error! Bookmark not defined.
iv. Tender of Rent ........................................... Error! Bookmark not defined.
2.
Breach of Covenants ....................................... Error! Bookmark not defined.
a.
b.
c.
Revolving Roommates and Section 6.14 ....... Error! Bookmark not defined.
Rent for additional tenants ............................. Error! Bookmark not defined.
Obtaining Landlord’s Consent to Sublet........ Error! Bookmark not defined.
i. Waiver ........................................................ Error! Bookmark not defined.
ii. Unilateral Changes in Tenancy .................. Error! Bookmark not defined.
3. Nuisance, Waste and Illegal Use ....................... Error! Bookmark not defined.
C. Sixty Day Notices of Termination of Tenancy ...... Error! Bookmark not defined.
1. Refusal to Renew the Rental Agreement-Section 37.9(a)(5)Error! Bookmark not defined.
2. Refusal to Allow the Landlord Access-Section 37.9(a)(6)Error! Bookmark not defined.
3. Holding Over by Un-approved Subtenants - Section 37.9(a)(7)Error! Bookmark not defined.
4. Owner Move-in Section 37.9(a)(8) .................... Error! Bookmark not defined.
5. Condo Conversion-Section 37.9(a)(9) ............... Error! Bookmark not defined.
6. Demolition-Section 37.9(a)(10) ......................... Error! Bookmark not defined.
7. Capital Improvements-Section 37.9(a)(11) and Lead Abatement-Section
37.9(a)(14) ................................................................. Error! Bookmark not defined.
8. Substantial Rehabilitation-Section 37.9(a)(12) .. Error! Bookmark not defined.
9. Ellis Act Evictions-Section 37.9(a)(13) ............. Error! Bookmark not defined.
D.
Service of the Notice to Quit ............................. Error! Bookmark not defined.
1. Who Must Be Served ......................................... Error! Bookmark not defined.
2. Methods of Service ............................................ Error! Bookmark not defined.
E. Exceptions to the Rules: Building Managers, Lodgers, Abandonment and Former
Owners of Foreclosed Property ..................................... Error! Bookmark not defined.
1. Building Managers-No Notice to Quit RequiredError! Bookmark not defined.
2. Lodgers and Abandonment-No Unlawful Detainer Action RequiredError! Bookmark not defined
a. Lodgers .......................................................... Error! Bookmark not defined.
b. Abandonment ................................................. Error! Bookmark not defined.
3. Former Owners of Foreclosed Property ............. Error! Bookmark not defined.
F. Tenant Notices ....................................................... Error! Bookmark not defined.
V.
PUBLIC HOUSING .............................................. Error! Bookmark not defined.
A.
Lease Requirements and Grounds and Procedures for EvictionError! Bookmark not defined.
1. Lease Obligations............................................... Error! Bookmark not defined.
ii. Act, and cause household members and guests to act, in a manner which will
not Error! Bookmark not defined.
a) Activity that threatens the health, safety, or right of peaceful enjoyment of
the premises by other residents or employees of the housing authority,Error! Bookmark not defined
b) Drug-related criminal activity on or near such premises.Error! Bookmark not defined.
2. Grounds for Eviction.......................................... Error! Bookmark not defined.
3. Notice of Termination ........................................ Error! Bookmark not defined.
4. Grievance Procedure .......................................... Error! Bookmark not defined.
5. Right to examine all SFHA’s documents directly relevant to eviction or
termination of tenancy before hearing or trial. .......... Error! Bookmark not defined.
VI.
OTHER FEDERALLY SUBSIDIZED HOUSINGError! Bookmark not defined.
A.
Sections 221(d)(3) and Section 236 Housing .... Error! Bookmark not defined.
1. Grounds for eviction ...................................... Error! Bookmark not defined.
2. Notice of termination ..................................... Error! Bookmark not defined.
B. Section 202 Housing .............................................. Error! Bookmark not defined.
C.
Section 8 Housing .................................................. Error! Bookmark not defined.
1. Section 8 Housing Choice Voucher Program, the most common form of
“Tenant Based Rental Assistance”......................... Error! Bookmark not defined.
2. Project Based Rental Assistance .................... Error! Bookmark not defined.
D.
Other Government Assisted Housing Programs Error! Bookmark not defined.
1. California Housing Finance Agency .............. Error! Bookmark not defined.
2. Tax Credits ..................................................... Error! Bookmark not defined.
E. The Rent Ordinance & Subsidized Housing .......... Error! Bookmark not defined.
F. Fair Housing Considerations for Federally Subsidized Housing ProgramsError! Bookmark not defin
G. Violence Against Women Act Protections From EvictionError! Bookmark not defined.
H.
Determining the Housing Governing Programs Error! Bookmark not defined.
I. Eviction Defenses .................................................. Error! Bookmark not defined.
J. Discrimination Based on Housing Subsidy ........... Error! Bookmark not defined.
VII. SERVICE OF THE UNLAWFUL DETAINER ACTIONError! Bookmark not defined.
A.
Personal Service ................................................. Error! Bookmark not defined.
B. Substituted Service................................................. Error! Bookmark not defined.
C. Posting and Mailing ............................................... Error! Bookmark not defined.
D.
Other .................................................................. Error! Bookmark not defined.
E. Pre-judgment Claim of Right to Possession .......... Error! Bookmark not defined.
F. Extensions of Time to Plead .................................. Error! Bookmark not defined.
VIII.
THE COMPLAINT ........................................... Error! Bookmark not defined.
IX.
MOTIONS WHICH CAN BE FILED PRIOR TO AN ANSWERError! Bookmark not defined.
A.
Motion Procedure............................................... Error! Bookmark not defined.
B. Motion to Quash Service of Summons .................. Error! Bookmark not defined.
1. Grounds for a Motion to Quash Service of SummonsError! Bookmark not defined.
2. Hearing on the Motion to Quash ........................ Error! Bookmark not defined.
3. Checklist for Filing the Motion to Quash .......... Error! Bookmark not defined.
C. Motions to Strike.................................................... Error! Bookmark not defined.
1. Grounds for Motions to Strike ........................... Error! Bookmark not defined.
2. Requirements for a Motion to Strike ................. Error! Bookmark not defined.
3. Checklist for Filing a Motion to Strike .............. Error! Bookmark not defined.
D.
Demurrer ............................................................ Error! Bookmark not defined.
1. Grounds for Demurrer........................................ Error! Bookmark not defined.
2. Requirements for a Demurrer ............................ Error! Bookmark not defined.
3. Checklist for Filing a Demurrer ......................... Error! Bookmark not defined.
E. The Effect of an Amended Complaint on Demurrers and Motions to StrikeError! Bookmark not def
X. THE ANSWER .......................................................... Error! Bookmark not defined.
A.
Judicial Council Form Answer .......................... Error! Bookmark not defined.
B. Denials ................................................................... Error! Bookmark not defined.
C. Affirmative Defenses ............................................. Error! Bookmark not defined.
1. 3(a)-Breach of the Implied Warranty of HabitabilityError! Bookmark not defined.
2. 3(b)-Repair and Deduct...................................... Error! Bookmark not defined.
3. 3(c)-Attempt to Pay Rent Within the Notice PeriodError! Bookmark not defined.
4. 3(d)-Waiver, Estoppel, Change of Notice to QuitError! Bookmark not defined.
5. 3(e)-Retaliation .................................................. Error! Bookmark not defined.
6. 3(f)-Arbitrary Discrimination ............................ Error! Bookmark not defined.
7.
8.
3(g)-Violation of the Rent Ordinance ................ Error! Bookmark not defined.
3(j)-Other Affirmative Defenses ........................ Error! Bookmark not defined.
D.
Security Deposits ............................................... Error! Bookmark not defined.
E. The Prayer for Relief ............................................. Error! Bookmark not defined.
F. Jury Demand .......................................................... Error! Bookmark not defined.
G. Amended Answer................................................... Error! Bookmark not defined.
XI.
DISCOVERY ......................................................... Error! Bookmark not defined.
A.
Discovery Cut-Off ............................................. Error! Bookmark not defined.
B. Purpose of Discovery ............................................. Error! Bookmark not defined.
C. Interrogatories ........................................................ Error! Bookmark not defined.
1. Form Interrogatories .......................................... Error! Bookmark not defined.
2. Special Interrogatories ....................................... Error! Bookmark not defined.
D.
Demand For Inspection of Documents and Other Tangible ThingsError! Bookmark not defined.
E. Depositions ............................................................ Error! Bookmark not defined.
F. Requests for Admissions........................................ Error! Bookmark not defined.
G. Motions to Compel Discovery ............................... Error! Bookmark not defined.
XII. MOTIONS FOR SUMMARY JUDGMENT ........ Error! Bookmark not defined.
XIII. SETTLEMENT CONFERENCE........................... Error! Bookmark not defined.
A.
Mandatory Settlement Conference Procedures .. Error! Bookmark not defined.
B. Strategic Considerations ........................................ Error! Bookmark not defined.
C. Types of Settlement ............................................... Error! Bookmark not defined.
1. Cases for Non-Payment of Rent ........................ Error! Bookmark not defined.
2. Tenant-Caused Evictions ................................... Error! Bookmark not defined.
3. Landlord-Initiated Evictions .............................. Error! Bookmark not defined.
D.
Form of the Settlement....................................... Error! Bookmark not defined.
XIV.
TRIAL ................................................................ Error! Bookmark not defined.
A.
Jury or Bench Trial ............................................ Error! Bookmark not defined.
B. Checklist ................................................................ Error! Bookmark not defined.
XV. POST-JUDGMENT MOTIONS ............................ Error! Bookmark not defined.
A.
Stay of Execution ............................................... Error! Bookmark not defined.
XVI.
MOTION TO VACATE DEFAULT ................. Error! Bookmark not defined.
A.
Motion for Relief from Forfeiture...................... Error! Bookmark not defined.
B. Motion for a New Trial .......................................... Error! Bookmark not defined.
C. Motion for Attorney Fees....................................... Error! Bookmark not defined.
D.
Motion to Tax Costs........................................... Error! Bookmark not defined.
E. Claim of Right to Possession ................................. Error! Bookmark not defined.
XVII.
AFFIRMATIVE CLAIMS ................................ Error! Bookmark not defined.
A.
What is an Affirmative Claim? .......................... Error! Bookmark not defined.
B. Why Think Affirmative?........................................ Error! Bookmark not defined.
C. What are Examples of Affirmatives? ..................... Error! Bookmark not defined.
D.
What Do I Look for in Assessing an Affirmative?Error! Bookmark not defined.
E. What Do I Do When Affirmative Issues Arise? .... Error! Bookmark not defined.
XVIII. SOCIAL SERVICES ......................................... Error! Bookmark not defined.
I.
INTRODUCTION
This manual was written specifically for attorneys representing low-income San
Francisco tenants. The publication is not intended to be a comprehensive treatise on
landlord/tenant law or practice. Rather, the authors have set forth an overview and
general discussion of the central issues and concepts that will arise in eviction defense
under the San Francisco Rent Stabilization and Arbitration Ordinance. For a more
detailed discussion of particular issues, you should consult the following resources:
A.
General Resources
California Eviction Defense Manual 2ed., by Myron Moskovitz and Bay Area
Legal Aid (May 1998 CEB) (hereinafter, EDM).
California Residential Landlord-Tenant Practice by Myron Moskovitz (1998
CEB) (hereinafter, Moskovitz II).
California Practice Guide: Landlord-Tenant by Terry Friedman, David Garcia,
and Mark Hagarty (2005 TRG)(hereinafter, Friedman & Garcia). This
publication is particularly helpful because one of the authors, David Garcia, is a
former San Francisco Superior Court Judge.
The San Francisco Rent Board Website: The San Francisco Rent Stabilization and
Arbitration Ordinance (including Rules and Regulations of the Rent Board) can
be found at this website: http://www.sfgov.org/site/rentboard.
Probono.net/bayarea This website is a free online resource for volunteer attorneys,
paralegals, social service advocates and interpreters who provide pro bono
assistance to low-income clients. The Eviction Defense practice area contains a
variety of resources designed to assist you with your pro bono case, including the
Eviction Defense training manual parts I & II, a calendar of training events, an
extensive resource library, a list of available cases, and relevant news articles.
http://www.probono.net/bayarea.
B.
Resources for Public Housing Cases
In addition to applicable statutes, regulations and relevant case law, other helpful
resources include:
1.
The San Francisco Housing Authority operates the Public Housing Program
by way of a policy manual called the “Admissions and Continued Occupancy
Policy Manual” (“ACOP”) and the Section 8 program by the “Administrative
Plan for the Section 8 Voucher Program.” The current version of each of
these manuals should be available for review at the San Francisco Housing
Authority office at 440 Turk Street. ACOP is also available in PDF form
from VLSP.
2.
3.
4.
HUD maintains a website which includes the federal regulations as well as
program directives at http://www.hudclips.org/
The National Housing Law Project’s HUD Housing Programs: Tenants
Rights, 3d ed. A comprehensive and invaluable resource for all federally
subsidized housing programs.
Notices and Handbooks issued by HUD that apply to public and other
federally subsidized housing. Handbooks contain material of a more
permanent nature than Notices. They both contain policies and rules that
are not in the CFR. Copies of HUD Handbooks and Notices can be
obtained by calling (800) 767-7468 or fax (202) 708-2313. HUD notices
and handbooks are also available online at http://www.hudclips.org.
Helpful Handbooks include:
a.
Handbook 4350.3, Occupancy Requirements of Subsidized
Multifamily Housing Developments. This Handbook covers the
Section 221 (d)(3) and Section 236 programs. It also covers
certain Section 8 and 202 housing. Chapter 1 of the Handbook
identifies all housing programs subject to the Handbook.
Available online at www.hudclips.org.
b.
Public Housing Occupancy Guidebook. Designed to assist HUD
and housing authority staff with a range of issues relating to public
housing occupancy:
http://www.hud.gov/offices/pih/programs/ph/rhiip/phguidebook.cf
m
c.
Housing Choice Voucher Program Guidebook. This guidebook
addresses issues arising in the tenant based rental assistance
program commonly known as “Section 8” now known as the
Housing Choice Voucher Program.
http://www.hud.gov/offices/pih/publications/handbooks/index.cfm
This Eviction Defense manual is divided into two volumes. Part I is an overview of the
substantive law and procedure. Part II contains sample forms and pleadings. Parts I & II
of the Eviction Defense Manual can be read and printed from
http://www.probono.net/bayarea. Additionally the San Francisco Rent Stabilization and
Arbitration Ordinance (including Rules and Regulations of the Rent Board) can be found
at the SF Rent Board website: http://www.sfgov.org/site/rentboard
Landlord/tenant practice changes constantly. Please contact VLSP if you come across any
errors or omissions. Your input is essential if this publication is to remain useful.
If, after consulting this publication, or other relevant material, you are unable to resolve
or understand a matter satisfactorily, please call one of the attorneys on your expert list
(call VLSP if you no longer have that list). These experts are also available to strategize
with you about your pro bono cases. You can also call Carolyn Gold, VLSP staff
attorney on the Landlord Tenant Project.