Richmond landlord and eviction attorney
Counsel for rental property owners on the Richmond Rent Ordinance, just-cause terminations, and unlawful detainer cases, from an office in Point Richmond.
Representing owners under Richmond’s rules
Owning rental property in Richmond means working under two layers of law at once: California landlord-tenant statutes and the City’s Fair Rent, Just Cause for Eviction, and Homeowner Protection Ordinance (Richmond Municipal Code Chapter 11.100, usually called the Richmond Rent Ordinance), administered by the Richmond Rent Program and Rent Board. A notice that would be fine elsewhere in the East Bay can be defective in Richmond, and a defect usually means starting over.
The Law Office of Daniel Butt represents landlords and property owners: small owners with a single duplex, family partnerships, and commercial landlords. Daniel R. Butt has practiced in California since 2012, holds a California real estate broker’s license, and has tried dozens of cases, including jury trials. The office is in Point Richmond, a few minutes from the Rent Program at 440 Civic Center Plaza and the courts that hear Contra Costa County cases.
How the Richmond Rent Ordinance generally works
- Two levels of coverage. The City describes rental units as “fully covered” (rent control and just-cause protections) or “partially covered” (just cause only). Rent control generally reaches properties with more than one dwelling unit on a parcel built before February 1, 1995. Just-cause protections reach many more units.
- Enrollment, registration, and fees. Owners must enroll rental units, register tenancies for rent-controlled units, and pay the Residential Rental Housing Fee. The City warns that owners out of compliance may not qualify to raise rent and may be unable to evict lawfully.
- Annual General Adjustment. For rent-controlled units the Rent Board sets the yearly allowable increase, now the lesser of 3% or 60% of CPI. Rent-increase notices must also be filed with the Rent Program.
- Just cause. A tenancy can be ended only for a listed reason, such as nonpayment, breach of lease, nuisance, failure to give access, owner or relative move-in, withdrawal from the rental market, temporary vacancy for substantial repairs, or a temporary tenancy.
- Filing the notice. A copy of every termination notice, including a three-day notice to pay rent or quit, must be filed with the Rent Program along with a proof of service within two business days after service. The Rent Board’s regulations treat a failure to file as a complete defense in an unlawful detainer.
- Relocation payments. No-fault terminations, such as owner move-in, withdrawal from the market, and substantial repairs, require relocation payments and specific notices under Chapter 11.102.
Where the local ordinance does not apply, for example to some single-family homes and newer buildings, the statewide Tenant Protection Act (Civil Code sections 1946.2 and 1947.12) may still impose just-cause and rent-cap rules unless the property qualifies for an exemption and the required exemption notice was given. Part of the work is figuring out which regime controls.
The unlawful detainer process, in outline
An eviction in California is a court case called an unlawful detainer. In general: the right notice is prepared and served, and in Richmond filed with the Rent Program; if the tenant does not cure or move out, a complaint is filed in Contra Costa County Superior Court; the tenant generally has 10 court days after service to respond (Code of Civil Procedure section 1167, as amended effective 2025); the case then moves toward trial, settlement, or judgment, and only the sheriff carries out a lockout. Many cases settle by a negotiated move-out date or payment plan. Timelines depend on the facts, the court’s calendar, and how the tenant responds.
How the office helps
- Reviewing a property’s coverage status and compliance before any notice goes out
- Preparing and serving notices, and handling Rent Program filings and relocation steps
- Filing and trying unlawful detainer cases, and negotiating move-out agreements
- Leases, house rules, rent-increase practice, and the new 2027 state requirements (see the 2027 landlord-law guide)
- Commercial lease defaults and disputes
Frequently asked questions
Does the Richmond Rent Ordinance apply to my property?
It depends on the building type, construction date, and how the unit is used. Many units are covered by just-cause rules even if they are not rent controlled. The City’s Rent Program can confirm a property’s status, and the office can review it with you before you act.
Do I have to file my eviction notice with the City?
Under the Rent Board’s regulations, a copy of a termination notice and a proof of service must be filed with the Rent Program within two business days after service. Missing that step can defeat the case.
How long does an eviction take in Contra Costa County?
There is no fixed answer. It depends on the notice period, whether the tenant responds, the court’s schedule, and whether the matter settles. The office can give you a realistic range after reviewing your facts.
Do you represent tenants?
The firm’s landlord-tenant practice focuses on owners and landlords. If the office cannot help, it will try to point you toward a resource that can.
Can I raise the rent on a rent-controlled unit?
Generally only by the Annual General Adjustment, with proper notice under Civil Code section 827 and a filing with the Rent Program, or through a Rent Board petition. Owners out of compliance with enrollment and fees may not be able to raise rent at all.
Talk with the office
Call (510) 255-1094, email daniel@buttlaw.com, or use the contact form. The office at 111 Park Place, Suite 204, in Point Richmond is open Monday through Friday, 9 a.m. to 5 p.m. Please do not send confidential details until the firm has confirmed in writing that it represents you.