California COVID-19 Eviction Protections: What Remains in 2024

If you are a California renter worried about eviction due to missed rent during the COVID-19 pandemic, you may be wondering what protections are still in place in 2024. California enacted a series of laws and protections for renters starting in 2020—and while many emergency measures have ended, some key protections for pandemic-related rent debts remain. Understanding your rights can help you stay safe in your home and respond effectively if your landlord threatens eviction.

Current COVID-19 Eviction Protections for Renters in California

Most statewide emergency COVID-19 eviction protections expired by July 2022. However, California law continues to provide important safeguards, especially regarding unpaid rent from the pandemic period (March 2020–September 2021).

• No evictions for COVID-19 rental debt (March 1, 2020–September 30, 2021): Landlords cannot evict a renter for unpaid rent owed during this period, as long as you submitted the required declaration forms.
• Special rules for collecting COVID-19 rental debt: Landlords must use the small claims court process (not eviction court) to try and collect this pandemic rent debt.
• Just Cause Protections: Statewide “just cause” eviction rules still apply—for most renters, landlords need a legal reason to evict you, even now. These are outlined in the California Civil Code §§ 1946.2 – Tenant Protections Act.

Some cities and counties in California may have additional local protections for renters. Check your local housing department for more information.

Required Forms for California Renters Facing COVID-19 Rental Debt

Declaration of COVID-19-Related Financial Distress (Form)

• When to use: If you could not pay rent between March 1, 2020 and September 30, 2021 due to COVID-19-related hardship, you needed to return this declaration to your landlord after receiving a 15-day Notice to Pay or Quit.
• How to use: This declaration protects you from eviction for those specific months. A landlord must have included the proper notice and blank form with any eviction notice for COVID-19 rent debt. You can view the official form on the CA Department of Housing and Community Development website.
• Practical example: If your landlord sent you a 15-day notice for unpaid July 2021 rent, you could sign and return this declaration within 15 business days to protect yourself from eviction for that month.

Notice to Quit Forms (From Landlord)

• 15-Day Notice to Pay or Quit (for COVID-19 Relief): Landlords must have used this notice between September 2020 and September 2021 for COVID-19 related rent debt. These forms came with the declaration discussed above. You can review sample forms here (CA HCD).

Answer–Unlawful Detainer (Form UD-105)

• When to use: If you are served with an eviction lawsuit (called an "unlawful detainer"), you must file an Answer within 5 days. If COVID-19 rental debt is at issue, you can raise these protections in your response.
• How to use: Download Form UD-105 (Answer–Unlawful Detainer) from the California Courts. File this with the court and provide a copy to your landlord or their lawyer. See detailed instructions from the California Courts Self-Help Guide.
• Practical example: If you’re sued for eviction based on rent missed in August 2021, and you returned your declaration, use this form to tell the judge you are protected under current law.

What Do I Do If My Landlord Tries to Evict Me for COVID-19 Rent Debt?

If you received any court papers or threat of eviction for pandemic-era rent, remain calm. You may have strong legal protections. Here’s what to do:

• Check the dates: Is the rent debt for March 2020–September 2021? If so, special COVID-19 rules apply.
• Gather documentation: Find copies of your declaration, landlord notices, and any court filings.
• File the right response: If served with court papers, use Form UD-105 to answer—be sure to mention your COVID-19 protections.
• Get legal help: Seek support from local legal aid organizations or the resources listed below—timing is crucial.

Eviction Hearings and California's Tenant Tribunal

Eviction cases in California are handled by the Superior Court of California (Unlawful Detainer Division). While there’s no single "tribunal"—these are part of the county court system—each county has its own courthouse and self-help center. Visit or contact your local court for specific guidance and appearances. Legal aid organizations can help you prepare or appear if needed.

Relevant Legislation and Where to Read More

• California Civil Code §§ 1946.2 – Tenant Protections Act
• California Civil Code § 1179.03 – COVID-19 Tenant Relief Act

FAQs about Ongoing COVID-19 Eviction Protections in California

1. Are there still statewide COVID-19 eviction protections in California for renters?
   Most emergency rental protections have expired, but renters continue to have protections for unpaid rent between March 2020 and September 2021 if the correct declaration was submitted in time.
2. Can I still be evicted for unpaid pandemic-era rent?
   If you returned a declaration of COVID-19-related financial distress, you cannot be evicted for rent debt from that timeframe. However, your landlord may attempt to collect it through small claims court instead.
3. Are local (city or county) tenant protections different?
   Yes—some counties and cities in California, like Los Angeles or Oakland, have stronger local renter protections. Always check with your local rent board or housing department.
4. Where do I file a complaint if I think my rights are being violated?
   Complaints can be filed with the California Department of Housing and Community Development and, if available, your local rent board or housing authority.
5. What happens if I did NOT file my COVID-19 declaration form in time?
   You may not be fully protected under the COVID-19 Tenant Relief Act, but you should still seek legal advice—other laws may still help you, especially in certain counties or cities.

Need Help? Resources for Renters

• California Department of Housing and Community Development (HCD) – File official complaints and read about current protections.
• California Courts Self-Help Center – Evictions – Find forms, guides, and court contact details.
• LawHelpCA.org – Find Free Legal Aid – Directory of legal aid and local support organizations for renters across California.
• Contact your local city or county rent board for information about local rules.

---

1. California Civil Code §1179.03 – COVID-19 Tenant Relief Act
2. California Civil Code §§ 1946.2 – Tenant Protections Act
3. CA HCD Emergency Tenant Forms
4. Superior Court of California – Evictions (Unlawful Detainer)
5. California HCD Tenant Complaint Process

Categories

Renter Rights & Legal Protections Lease Agreements & Renewals Rent, Fees & Security Deposits Moving In: Inspections & Disclosures Moving Out & Ending a Lease Maintenance, Repairs & Habitability Health & Safety Standards Evictions & Lease Violations Roommates, Subletting & Shared Housing Discrimination & Fair Housing Laws Accessibility & Disability Accommodations Utilities, Services & Billing Affordable Housing & Rental Assistance Rent Control & Rent Stabilization Privacy Rights & Landlord Entry Security, Locks & Emergency Protections Dispute Resolution & Legal Aid Retaliation & Harassment Protections Mobile Home & Manufactured Housing Rights Special Housing Types & Situations