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Eviction Notice

3 Day Notice To Pay Or Quit, 3 Day Notice To Perform Covenant Or Quit, 30 Day, 60 Day, 90 Day, or 120 Day Notice to Vacate, prepared and served same day in most cases. It’s extremely important to have a professional prepare and serve the notice.


Unlawful Detainer

Our team of registered and bonded Unlawful Detainer Assistants and Cooperating Eviction Attorneys, have years of experience removing tenants fast. Eviction services in Sacramento, Placer, Yolo, Yuba, San Joaquin, Shasta, and Solano County.


Eviction Process

Start the Eviction Notice or Unlawful Detainer process entirely online or schedule an in office appointment. We prepare, serve, and file the Eviction Notice, Unlawful Detainer, and schedule the Sheriff Lockout. We keep you informed every step of the way.




Steps 1 – 3

  • 1. Complete the intake form online and submit payment.
  • 2. We prepare the eviction notice and email it to you for e-signature.
  • 3. Once the notice expires, you can proceed with filing the Unlawful Detainer.


STEP 4 - 10


  • 4. Complete intake form, to proceed with the Unlawful Detainer.
  • 5. We prepare the unlawful detainer forms for e-signature.
  • 6. We file the unlawful detainer with the court and serve the Defendant (s).
  • 7. Once we serve the Defendant we inform you exactly how many days they have to Respond.
  • 8. If the Defendant doesn’t Respond, we request for Entry of Default Judgement.
  • 9. If the Defendant Responds, we Request to Set for Trial.
  • 10. We deliver the writ to the Sheriff’s Department and schedule the lockout.

Eviction Notice

  • We Prepare And Serve.
  • 3 Day Notice To Pay Rent Or Quit
  • 3 Day Notice To Quit
  • 30 Day Notice To Vacate
  • 60 Day Notice To Vacate
  • 90 Day Notice
  • 120 Day Notice


Eviction Notice

  • We Prepare, File, And Serve.
  • Includes All Tenants and Unnamed Occupants.


Superior Court Filing Fees

  • Judgment Under $10k
  • $240
  • Judgment Between $10k to $25k
  • $385
  • Writ Of Possession
  • $25
  • Sheriff Lockout Fee
  • $145

Lockout Agent

  • Includes meeting the sheriff at the property the day of the lockout and changing all the locks.




Do You Want To Be Represented In Court?

Cooperating Eviction Attorney

Trial Appearance – $289

From start to finish, we prepare and file all the necessary forms for an uncontested eviction and unlawful detainer. Above all we prepare all the trial documents, if the case must be set for trial. You also have the option to hire a cooperating attorney, within our attorney referral network, to represent you in court or you can choose to represent yourself in court, should the eviction become contested. Fee above includes a 2 hour trial appearance. Attorney’s rates may vary depending on location or circumstance.



Local Eviction Specialists, 10+ Years In Business, and Affordable Rates.

Sacramento County Unlawful Detainer Assistant Registration #2017-01

Uncontested Eviction Price Includes: Preparing, Court Filing Service, and Up to 5 Attempts to Serve All Tenants and Unnamed Occupants for Premise Only.

Contested Eviction Price Includes: Cooperating Attorney Trial Appearance and Representation In Court. You can also choose to represent yourself in court to avoid the additional fee or hire your own attorney. There may be an additional fee of $99, added to your service request, if required by our court server. If we must apply for an Order to Post, there is an additional $139 fee.

Terminate Tenancy

This can be done many different ways, depending on the circumstances. Terminate the Tenancy by preparing and serving a 3 Day Notice, 30 Day Notice, 60 Day Notice, 90 Day Notice, or 120 Day Notice. Serve the tenants properly, with the correct notice, and once the notice has expired the landlord can file a lawsuit for an Unlawful Detainer. Above all, we always highly recommend all landlords hire a professional to prepare and serve the notice to vacate.

A landlord should never rely on a notice that has not been prepared and served by a professional. It is very important that a landlord understands the negative impact a faulty notice to vacate can have on the entire eviction process. In most cases landlords will have to re-file the entire complaint and have to start the entire process all over again.

Even if a landlord is knowledgeable how to prepare court forms, they may not be up to date with current laws. Hiring LDA PRO for Eviction Services, will save you time, money, and heartache!

30 Day Notice

Serve 3 Day Notice To Pay Or Quit for: Non-Payment of Rent. Serve 3 Day Notice To Perform Covenant Or Quit for: demanding to correct a violation of the lease, and for illegal activity on the premises. The 3 Day Notice must be completely accurate. If you prepare and serve a 3 Day Notice be sure the correct amount of rent and no late fees are included. There is also specific forms and wording that must be used.

If the 3 Day Notice is invalid you will have to start the entire process over again. The landlord can not accept partial payments of rent to proceed with the eviction or full payment of rent after the Notice has expired. If you accept any amount of rent you must serve another 3 Day Notice To Pay Rent Or Quit, if the tenants have not paid in full or become delinquent again.

Notice Requirements

If the tenant hasn’t given you a reason to serve a 3 Day Notice, you must prepare and serve a different Notice to Terminate Tenancy, depending on the circumstances.

30 Day Notice: to terminate a month-to-month tenancy (leasing less than one year)

Certain Circumstances if the property is being sold. (Civil Code, Section 1946.1)

Never an agreement for rent or exchange for goods and services for rent.

60 Day Notice: to terminate a month-to-month tenancy (leasing more than one year)

90 Day Notice: Certain government-subsidized tenancies

120 Day Notice: Applies to multi-unit building, built prior to 1994, in the City Of Sacramento, for No-Fault Eviction. Other terms may apply.


Unnamed Occupants

Do you believe there are any unknown occupants? It’s strongly suggested to serve all unknown occupants with a Prejudgment Claim, at the same time the tenant gets served the lawsuit. When you use this option,you will have to wait ten days from the date of service, rather than the usual five days to Request for Default Judgment against the unnamed occupants.
The extra 5 days gives you the peace of mind that the eviction process will not be prolonged at the last minute by an unknown person, who claims to be a tenant. A Prejudgment Claim to Right of Possession can only be served by a Registered Process Server. If a Prejudgment Claim to Right of Possession was served properly, this allows the Sheriff to perform the lockout on everyone who is occupying the premises.

Request For Default Judgment

After the proper amount of time has been allowed for the tenants to Respond to the lawsuit, which is 5 Days for tenants personally served and 15 days for tenants substitute served, you can Request For Default Judgement if the tenants or unnamed occupants haven’t filed an Answer. The landlord will be issued the writ of possession to schedule the sheriff lockout.
The Writ of Possession needs to be delivered to the sheriffs department to schedule the lockout. The Sheriff will post the lockout notice approximately 5 days prior to lockout, allowing the tenant to apply for a Stay Order, to delay the lockout process or schedule a hearing. Once the lockout has finally occurred, as a landlord you must give the tenant up to 14 days to retrieve all belongings from the property after the sheriff lockout has occurred. Also the landlord should have a locksmith available to change the locks immediately.

Request To Set For Trial

Our Eviction Services in Sacramento are for Landlords only. If the tenants have filed an Answer, you must Request To Set Case For Trial. The trial is usually about half an hour. The court usually schedules the trial within 2-3 weeks. The Request To Set Case For Trial, must be served to the tenants via U.S. mail. Be sure to arrive early to your court date, with copies of all your paperwork.
Our network of cooperating attorneys will represent you in court for a discounted rate. The judge will review your paperwork for accuracy, hear all the facts in the case, and decide if there are any issues that must be addressed. If the verdict has been rendered in your favor you will be able to obtain a Judgment and Writ of Possession, after filing all the proper documents for an Unlawful Detainer in Sacramento County Superior Court.

Reasons To Evict

1. A landlord may evict a tenant for non payment of rent.

2. If there is a lease violation.

3. If your tenant has unauthorized animals on the premises.

4. If your tenant has extended guests or unapproved occupants.

5. You can evict your tenant if they have allowed someone else to rent the property.

6. You can evict your tenants if you receive a fine because of noise complaints.

7. Property Damages

8. If your tenant is involved in any drug related crimes or activities you can evict.

9. If you’re lease with the tenant has expired you can evict.

10. Finally, if you’ve served a Notice to Vacate that has expired and tenants have not moved out of the property.

Types Of Evictions Contested Eviction

After filing the unlawful detainer your tenant has 5 days to respond to fight the eviction case, if they are personally served. When serving a Prejudgment Claim to Right Of Possession there is a 10 day waiting period. If the tenants are substitute served, they have 15 days to respond. If tenants respond this now becomes a contested eviction.

Reasons To Evict

An uncontested eviction is when the tenant fails to respond to the unlawful detainer. If so there is no need for a trial date to be set. This makes the eviction process much smoother.

Landlord Rights

All Landlords have rights to collect rent from tenants, enter property for inspections, repairs, and alterations. (If given notice to tenant within reason). You have the right to evict tenants to who fail to pay rent or comply with their rental or lease agreement.

You have the right to set lease terms Ex. Pet Policies, Rent Amount, Number of Occupants. Depending on your lease agreement you may have the right to increase rent. If Tenants have done damage to your property which you believe is beyond “fair wear and tear” and the tenants refuse to pay or fix the repair themselves, you are entitled to retain the sum of money from their deposit to cover the cost.


Why Utilize Our Eviction Services?

Local, Easy, And Affordable

Counties We Serve

Sacramento . Yolo . Placer . El Dorado . Yuba . Shasta . San Joaquin