Can a Landlord Shut Off Electricity for Unpaid Rent in California?

Struggling to pay rent or facing utility disputes can make an already stressful renting experience even harder. If you’re renting in California and worried your landlord might turn off your electricity due to missed rent or bills, it’s vital to know your rights. This guide will cover what the law says about service shut offs, explain each step clearly, and offer government-backed resources for support.

Can Landlords Legally Shut Off Your Electricity for Non-Payment?

In California, it is illegal for a landlord to shut off or interfere with utility services like electricity, gas, or water to pressure you into paying rent. This action is considered an “unlawful self-help eviction” and is strictly prohibited by the California Civil Code Section 789.3.^[1]

• Landlords cannot shut off, or cause a utility company to shut off, electricity even if you’re behind on rent
• Doing so can subject landlords to heavy penalties and allow you to sue for damages
• The only legal way for a landlord to remove a tenant for non-payment is through a formal eviction process

Summary: Your landlord is not allowed to cut off electricity or other essential services if you fall behind on rent or utilities.

What If Utilities Are in the Landlord’s Name?

If your lease states the landlord is responsible for utilities, they must continue to provide those services unless you move out legally. Even when utilities are in their name, landlords may not disconnect them to push for payment or as a form of retaliation. This is true regardless of your rent payment status.

Are There Any Legal Exceptions?

• Utility service can only be shut off for repairs, emergencies, or when the property is legally abandoned—not for non-payment of rent.
• If you receive electricity directly from a utility (e.g., PG&E), the landlord cannot instruct the company to disconnect service due to rent issues.

What Should You Do If Your Landlord Shuts Off Electricity?

If your landlord illegally disconnects your power, California law gives you strong protections. You may be entitled to damages, possible rent reductions, and/or the right to move back in if you were forced to leave.

• Keep records: Document when the electricity was shut off and any communication you had with your landlord
• Contact local code enforcement or your city’s housing department for immediate assistance
• You can file a lawsuit for actual damages plus at least $100 for each day utilities were disconnected (as set by law)
• If you’re living in rent-controlled housing, report the issue to your local rent board

Relevant Forms: Protecting Your Rights

• Complaint Form: Housing Code Violation
  When to use: If your electricity has been illegally shut off, complete this city or county form to trigger an inspection and enforcement action.
  LA City Housing Department - File Complaint Online
• Unlawful Detainer (UD) Response Form - UD-105
  When to use: If your landlord tries to evict you after shutting off utilities, you can respond and note the illegal utility shutoff as a defense.
  California Courts - UD-105 Answer Form

Always check with your local city or county housing department for any specific forms used in your area and get guidance on how to submit them.

Which Tribunal Handles Utility Shutoff Complaints?

Utility disconnection violations are typically handled by your city or county’s housing code enforcement office. Eviction disputes and damages lawsuits can be filed at the California Superior Court (Unlawful Detainer Division).

Summary of Your Rights Under California Law

• California Civil Code Section 789.3 prohibits landlords from shutting off electricity to force payment
• Your lease cannot waive this right—it is protected by state law
• Legal recourse is available if your rights are violated

FAQ: California Renters’ Utility Rights

1. Can my landlord legally shut off utilities for missed rent payments?
   No, California law specifically makes it illegal for landlords to cut off electricity or other essential utilities as a method of collecting unpaid rent.
2. What can I do if my landlord turns off my power in California?
   Document the shutoff, contact your local code enforcement, and consider filing a complaint or small claims suit for damages.
3. Which forms should I use to file a utility shutoff complaint?
   Start with a city or county Housing Code Violation Complaint Form, and use the California Courts UD-105 form if you need to defend against eviction.
4. Does it matter if utilities are in the landlord’s name?
   No—it is still illegal for them to disconnect utilities due to rent issues, regardless of whose name is on the bill.
5. Are there any circumstances when a shutoff is allowed?
   Only for necessary repairs, emergencies, or after you legally vacate. Never for rent non-payment.

Conclusion: What Every California Renter Should Know

• Landlords cannot legally cut off electricity to force payment—they must use the eviction process instead
• If your power is turned off, document everything and report it to local housing authorities
• You have the right to legal remedies and state support if your utilities are wrongfully disconnected

Stay informed, act promptly, and use government resources to uphold your rights as a renter in California.

Need Help? Resources for Renters

• California Department of Housing & Community Development – Statewide renter protections and contacts
• LA County Consumer & Business Affairs: Renters – Complaint process and utility shutoff enforcement
• California Courts Self-Help - Eviction – Legal process and forms support
• Find Your Local Superior Court – File lawsuits or defend against eviction
• State Bar of California: Legal Help for Tenants – Free and low-cost legal aid services

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1. [1] California Civil Code Section 789.3 - Prohibited Interruption of Utility Services
2. California Superior Court - Unlawful Detainer/Eviction Proceedings Information
3. California Department of Housing & Community Development

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