Belong used data compiled by the Eviction Lab at Princeton University to compare how eviction levels changed in 11 major U.S. cities in 2022.

How eviction levels have grown in 11 major cities

In 2022, a handful of large U.S. cities saw landlords remove renters from homes at rates that surpass the typical pre-COVID-19-pandemic rate, according to a new report from the Eviction Lab at Princeton University.

Belong used data compiled by the Eviction Lab to compare how eviction levels changed in 11 major U.S. cities in 2022. The cities are sorted by the change in eviction filings relative to the historical average from 2021 to 2022. Not every U.S. city was considered in this analysis due to the lack of comprehensive, current data. It looks at a geographically diverse cross-section of cities with populations of 1 million or more and should not be viewed as a comprehensive ranking.

Unlike other kinds of housing data real estate agents and other professionals consult and trade daily, eviction data is not easy to obtain. Historically, the data has resided with thousands of local governments where evictions occur. There are few places where that data has been made readily available online until now.

Through its data collection, the Eviction Lab gives the American public a peek into a part of public life that has not always been made public—tracking eviction filings in 34 cities with the help of organizations on the ground in those communities. An eviction filing is the legal document created when a landlord files a case in court to have a tenant removed from their property.

Eviction rates rose in all 32 cities tracked by the Eviction Lab in 2022. The eviction rate in this analysis refers to the number of evictions per 100 rental properties in a given area. In all, landlords in these places filed about 970,000 eviction cases, up 79% compared to the year before.

The increase comes after a period of unprecedented federal housing protections for renters.

The pandemic did something no economic catastrophe in recent history has—it convinced legislators to enact sweeping national policies that materially lowered the rate of evictions.

For roughly 1.5 years, the country maintained the strongest safeguards for keeping renters housed in recent history. In September 2020, the Centers for Disease Control and Prevention imposed a federal eviction moratorium, which was essentially a ban on evictions under most circumstances, including failure to pay rent, as a measure to protect public health by preventing the spread of COVID-19. The disease spreads more quickly when people are forced to live in close quarters or share housing with friends, family, or strangers at a homeless shelter or other group housing.

The federal government also allocated billions in rental assistance dollars for tenants as part of the bailout packages passed to help Americans weather the economic effects of the pandemic.

Those measures, however, were temporary and elicited concern from landlords who said it tied their hands when trying to remove problematic tenants. Proponents argued that with so much aid money being made available, there was no need to remove tenants. But only the most progressively aligned members of Congress were willing to continue pushing for a continuation of the policy, which began under former President Donald Trump's administration but was struck down by the Supreme Court in August 2021.

Housing advocates warned that a wave of evictions would emerge as localities rescinded their respective eviction moratoriums following the Supreme Court decision. That wave, however, failed to materialize in the final months of 2021.

Still, data from select cities in 2022 shows evictions did surge in some places shortly thereafter.

And economic conditions continue to become more difficult following the initial few waves of COVID-19 infection in the U.S. Historic inflation reared its head in late 2021 and has burned through Americans' purchasing power in the years since—with housing costs rising particularly sharply.

Las Vegas; Minneapolis; and Austin, Texas have seen eviction filing rates increase the most of the large cities analyzed. The cities that have seen rates grow most steeply are also housing markets that were incredibly popular amid the hot pandemic housing market. Some of those markets have seen home prices drop since late 2022 after property values climbed unnaturally high in just two years.

Learn more about how our Seattle property management team can help you build financial freedom by getting rental payments on time every time.

- Eviction filings, 2022: 67.7% of historical average (16.7 percentage-point growth from 2021)

One year after the federal eviction ban fell, Cleveland City Council passed a new law making it so that tenants can avoid being removed from a property if they pay the full past-due balance on their unit before a court hearing. The law also allows them to continue living in the unit while awaiting disbursement of rental aid if they've been granted any assistance. Distribution of rental assistance has been slow in some parts of the country, causing frustration for landlords and tenants alike.

- Eviction filings, 2022: 103.2% of historical average (25.3 percentage-point growth from 2021)

Florida Gov. Ron DeSantis signed a new affordable housing bill into law in March 2023, which critics have argued won't help renters. The law drew condemnation from tenants' rights groups along the Florida Gulf Coast for banning the local government's ability to impose rent control. The state has consistently been one of the fastest-growing in terms of population—a trend that only continued as property values skyrocketed over the pandemic.

- Eviction filings, 2022: 48.0% of historical average (29.3 percentage-point growth from 2021)

After a brief moment of panic in 2020 as New York City became the epicenter of COVID-19 spread on the East Coast, living costs have increased in New York at a breakneck pace. Throughout 2022, renters were getting hit with rent increases that amounted to 20% to 30% more than the year prior. These hikes spurred lawmakers this year to consider enacting new rent control laws that would keep landlords from hiking rental rates more than 3% and would affect an estimated 1 in 2 renters in the state.

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- Eviction filings, 2022: 67.3% of historical average (35.1 percentage-point growth from 2021)

A recently released research report from Cornell University looked at studies in Philadelphia and other comparably populated cities and found a link between communities that had higher eviction rates and increases in crime as well as lower voter participation in elections.

The city's eviction diversion program was highlighted in recent years as a model for other cities, having helped prevent unnecessary evictions of residents. Recent reporting has found thousands of Philadelphia residents spend more than half of their income on rent alone.

- Eviction filings, 2022: 106.2% of historical average (36.7 percentage-point growth from 2021)

Nashville's workforce has benefitted from a surge in new residents moving there in recent years as Americans sought lower costs of living and took advantage of their newfound flexible work freedoms. At the same time, housing costs have risen in the metro area, prompting the city council to consider a bill that would create a new online affordable housing tracking dashboard.

Explore a comprehensive property management blog that covers tips, trends, and stories related to long-term renting, home renovation, and more.

- Eviction filings, 2022: 105.6% of historical average (40.8 percentage-point growth from 2021)

Discover how eviction rates have surged in 11 major cities across the United States, according to data compiled by the Eviction Lab at Princeton University. Our analysis highlights the changes in eviction levels in 2022 and the impact on the local housing market and tenants.

Eviction Trends in 11 Major US Cities: An Analysis by Eviction Lab at Princeton University

What you need to know about homeowners vs landlords insurance (and why you need both!)

Homeowners Insurance vs. Landlord Insurance: What Policy Do You Need?

Did you know that homeowners insurance only offers protection for owner-occupied properties? That means if you move out and put your home on the rental market, you could find yourself no longer covered and liable for expensive costs should anything happen to the property. 

It’s a common misconception that homeowners insurance is enough to cover all homeowners. After all, we ourselves prefer to refer to our landlords as ‘homeowners’ because that’s what you are. However, for the purpose of this article we need to make an important distinction between owner-occupied homes and landlords with tenant-occupied homes. 

Let’s take a look at what homeowners insurance and landlords insurance provides — and how Belong can simplify the whole process. 

What’s the difference between homeowners insurance and landlords insurance? 

While both insurance products are designed for homeowners and policy coverage will vary based on the provider you choose, there is a clear distinction. ‘Homeowners Insurance’ offers coverage for owner-occupied residential property while ‘Landlords Insurance’ offers coverage for tenant-occupied residential property. 

The main reason for this difference in coverage is that homeowners require insurance for their physical property, whereas landlords also need coverage for liability and damages that could arise from their residents in place. 

If you are a homeowner and have a secondary home on the rental market, you will need both types of insurance — one for your home residence and the other for your rental home. 

What does landlords insurance include that homeowners insurance doesn’t?

Like homeowners insurance, landlords insurance will protect the main structure of your home from disaster such as fire or storm. Depending on policy, you may be required to pay an additional fee for optional extras such as flood coverage or earthquake damage. Homeowners insurance usually includes contents insurance too, covering all your personal belongings within the home. 

For landlords insurance, unless you have a furnished rental, you won’t need to cover the contents as they don’t belong to you. The other key difference with a landlord policy is the liability coverage offered. For example, if a tenant is injured while living in your home (like tripping over a crack in the driveway or scalding themselves on a faulty hot water system), you could be responsible for their medical costs and will want to be insured for any liability. 

Accidents happen and even good residents can cause accidental damage to homes. Landlords policies will cover damage to your home as a result of the resident and some will also cover for loss of rent if the property becomes unlivable, helping to insulate your cash flow against this risk. 

Why does Belong insist on landlords insurance?

Everything Belong does is designed to act in the best interest of our community members — both homeowners and residents. 

When you join the Belong network as a homeowner, you’ll be required to have a landlords insurance policy, either through our network or a provider of your choice. This ensures you are protected as a homeowner and that property damage can be taken care of to keep a roof over the head of your resident. 

For additional peace of mind, we have the same requirement for your residents, with renters insurance a requirement of all tenants we place. 

How does Belong simplify landlords insurance for homeowners?

Finding the right policy can be a cumbersome process. Not all insurance companies offer both homeowners and landlords insurance policies. Those that do might insist that you hold both with them, even if their products aren’t the best fit. Let’s not even get started on navigating those awful websites and still needing to spend ages on the phone relaying a million pieces of information to sign up. 

Like all outdated processes that are broken within the rental and property management industry, Belong is taking this on to simplify how homeowners get insurance to protect their rental home. 

When you join Belong and have your home loved by us, you have the option to purchase a dedicated landlord insurance policy that protects your home, meets our requirements — and could save you time and money. We can have you signed up and fully covered in an instant, it’s all done within your Belong account. You can either pay the premium upfront, or have the option to split the payments into 12 installments. You’ll receive your monthly guaranteed rent, minus the repayment — so you won’t need to think about it again or set aside money for it in your household budget. 

Ready to let someone else take on the load of managing your rental home?

Simplifying protection of your asset is just one of the many ways Belong is making it easier than ever for individuals to achieve financial freedom with a rental home. 

To see if your home is eligible and learn about how Belong is helping more people have a successful rental property without lifting a finger, check out our dedicated homeowners page.

Do you need homeowners or landlords insurance? What's the difference? If you own a rental home, here's what you need to know about insurance (you need both!)

What are the financing options for investment properties? Learn more about conventional loans, hard money and home equity options for buying a rental home.

2023 Guide to Financing Options That Help Your Rental Home Cashflow

Not all debt is bad. The right debt has the potential to increase your wealth long-term — like a mortgage or using the equity in your home as a down payment on a rental investment home. The right finance can also help you maximize your cash flow and appreciation of the home by funding renovations and sought-after amenities. 

But before you start shopping for loans, it’s a good idea to get up to speed on your options. 

For instance, did you know that most banks don’t offer conventional bank mortgages for second or investment homes but instead offer a specific investment property loan? Or that you can’t access government-insured loans to buy a rental property unless you are an owner-occupier within the duplex/multifamily complex? The use of the home plays a role in applying for finance, so consider speaking to a broker about your intentions and options. 

The main goal is to ensure your rental home can achieve positive cash flow. This means keeping repayments, interest rates, and ongoing costs below what you can earn in rental income. It could also mean borrowing money to fund improvements that will yield more rental income and make the home more profitable in the long-term.

This article covers the following FAQs on rental home financing:

Can I get a conventional loan to finance a rental property?

What is a jumbo loan and do I need one for a rental home?

Can I finance a rental property with an FHA loan or special program loan?

Are Hard Money or Bridge Loans a good idea to finance an investment home?

Can I use the equity in my home to finance a down payment for an investment property?

Mortgage loans fall into three main categories; Conventional loans, FHA loans and special programs. Conventional loans simply describe any type of loan that isn’t government-insured, like a standard mortgage from a bank or credit union lender. 

Some lenders may provide a conventional home loan for a rental home or investment property, but most won’t take rental income into consideration for a standard mortgage loan. Instead, they will ask existing homeowners to apply for a specific ‘investment property loan’ to finance a second home they won’t live in. This will have different requirements, such as a stronger credit score and down payment. 

Requirements for an investment property loan include:

In some counties, the cost of housing exceeds the limits of the Federal Housing Finance Agency (FHFA) limits. In 2023, the limit for bank loans on single-unit properties is $726,200 for most areas and up to $1,089,300 for high-cost areas like San Francisco County. 

Jumbo loans allow you to borrow a higher amount to finance in a pricier area or to buy a larger home. They will have different lending requirements and may need you to have a higher income, credit score and down payment. 

FHA and government-backed loan programs are only available to owner-occupied properties. If you’re looking to access one of these loans to finance a rental home, you will also need to live on site. That means if you purchase a duplex or multifamily complex with a view to live in one of the housing units, you could qualify for an owner-occupier loan while also earning rental income. 

Hard Money (or ‘Bridge Loans’) offer more flexible terms and can be approved more quickly than conventional mortgages. Because of this flexibility, they are preferred as short-term finance options for real estate investors, for example when investing in a home to renovate quickly and ‘flip’ for profit. 

Private lenders have lower credit score thresholds and determine the property’s potential value to decide if they will loan the money. The downside is that they have higher interest rates, high fees and closing costs. 

If you’re looking for a long-term investment solution or want to renovate a property to put on the rental market and appreciate over time, hard money loans aren’t the right solution for you. They’re also not ideal for anyone financing their first rental home. 

Home equity is the difference between what your home is worth and how much debt is owed against it. When your house appreciates and/or you have paid off a chunk of your mortgage principal — you have equity. This value can be drawn from to finance a down payment for another property which can be used on the rental market to help pay down the loan. 

Once you own at least 15% - 20% of your home’s value, you may be eligible for:

Another type of equity loan is the reverse mortgage or Home Equity Conversion Mortgage (HECM) for Purchase, available to homeowners over the age of 62. We have not detailed this as a financing option because it’s only available to owner-occupiers and a reverse mortgage can be canceled if you leave the premises and rent it out.

A cash-out loan refinancing involves taking out a new mortgage on your home for more than what you currently owe — receiving the difference in cash. You can use the cash-out refinance funds as a down payment on a new investment property or buy the property outright. 

This could be especially helpful if you need to pay out an existing mortgage or buy out siblings to gain full ownership of an inherited home. 

The amount of money or equity you can cash out will depend on the current value of your home and your current loan balance. You will need more than 30% equity to cash out, and you can borrow up to 80% of your home equity. Consider that a cash-out refinance means you will have new loan terms and incur closing costs and fees. These will need to be factored into your rental cash flow analysis. 

A Home Equity Loan allows you to borrow against the value of your home, with the money delivered as a lump sum. Home equity loans have a fixed interest rate and set monthly payments. These loans are ideal for major renovations and investing to improve the value of the home. They can also be used to build an investment portfolio. 

There is one key drawback to consider if you choose a home equity loan. If your home decreases in value, you could end up underwater on the loans, which would be that you can’t move or sell your home without paying money to your lender. If that risk is acceptable to you, a home equity loan can be a good financing option for an investment property. 

A Home Equity Line of Credit or HELOC allows you to draw funds as needed and repay the money at a variable interest rate. Some real estate investors use the equity in one rental home to finance another and grow their portfolio. But more commonly, owners of rental property use a HELOC to finance capital improvements or renovations, improving the market value of their home to maximize their rental income and appreciation opportunities.

HELOCs offer flexibility in your budget over taking out a specific loan amount. For example, you don’t need to borrow and pay interest on $50,000 if you only end up spending $40,000 (and you don’t need to find more funds quickly if you go over budget). 

This flexibility could have a big impact on your cash flow by keeping repayments to a minimum. It’s worth noting that the full amount that you’re eligible to borrow will be considered under your debt-to-income ratio, even if you don’t use the full amount. 

Belong offers innovative financial solutions to homeowners

Belong partners with homeowners to make sure your rental home is achieving the best possible price and is cared for by great residents — without you having to lift a finger. From finding long-term residents to financing solutions, we’ve got you covered. 

For Belong homeowners who face unexpected costs, you’ll be eligible for our innovative financial solutions such as ‘Split It’. Split It lets you finance costs like renovations and repairs, with repayments spread across the term of your resident’s lease. With guaranteed rent in place, you’ll never have to worry about gaps in your rental income or missing finance repayments. 

Learn more and find out if your home is eligible here. 

6 common questions on landlord responsibility in San Diego including disclosures on rental homes, duties to tenants and what you're liable for as a landlord.

What San Diego Landlords Need To Know About Legal Liabilities

You probably know that landlords in San Diego have a duty of care to provide a safe and habitable home for their tenants to live in. But how far do these responsibilities go? Are you liable for what happens in the home while tenants are living there? What disclosures do you need to make about your home before it goes on the rental market in San Diego? 

While often falling under the broader laws in the State of California, there are also local ordinances unique to the City of San Diego that homeowners on the rental market need to be aware of. As a popular tourist destination, San Diego has new laws to curb vacation rentals, but this article will focus on long-term rentals.  

To help you prepare for responsibilities, liabilities and disclosures on a rental home, this article will answer 6 common questions on landlord responsibility in San Diego: 

What are my responsibilities as a landlord in San Diego?

What disclosures do I need to make about a rental home in San Diego?

What are landlords in San Diego liable for in their rental home?

Are landlords in San Diego responsible for noise complaints?

What are the reasons I can evict a tenant in San Diego?

Disclaimer: We don’t enjoy using the word ‘landlord’. We prefer to refer to members in our network as homeowners and residents, not landlords and tenants, since we’re on a mission to upend and redefine the traditional landlord-tenant relationship. That said, sometimes the words tenant and landlord need to be used to provide clarity on legislation or legal matters — so in this article we use them interchangeably.  This article provides a guide for homeowners of residential property for rent in San Diego, but should not replace legal advice. Renting a home can create unique situations, so be sure to consult a property expert or lawyer to discuss or remedy an exact situation. 

1. What are my responsibilities as a landlord in San Diego?

Renters in San Diego have legal rights in homes they live in under local and Californian state law. As the homeowner and landlord, you have a responsibility to make sure that these legal rights are met.

In San Diego, it is the landlord’s responsibility to ensure that: 

You follow local tenant-landlord laws including local laws on rent increase caps and evictions

The home you rent out is maintained and kept in a livable condition, ensuring the health and safety of the residents 

You don’t enter the property without proper written notice, unless in an emergency situation or if the property has been abandoned

You return the security deposit when residents move out, unless you have a legal claim against the amount such as unpaid rent or damages

You don’t force the resident out unlawfully by turning off the utilities or changing the locks

You treat your tenant “fairly and in good faith”, which means acting with honesty and taking reasonable steps to comply with local laws and your lease agreement

Your home must be in a livable condition under California’s “implied warranty of habitability”. This means that you are legally responsible for keeping the home in such a way that it’s safe for humans to live in, addressing any defects that make it unsafe or unlivable. This means it’s a landlord’s responsibility to provide a home that has:

Suitable protection from weather, including unbroken doors and windows

Hot and cold running water and sewage disposal

Provision of electricity (in good working order)

Bathroom facilities in working order such as toilet and shower

Working smoke detectors that are up to local codes

It’s the tenant’s responsibility to ensure that they also keep the house in good condition and don’t cause any damage that could create an uninhabitable home. 

2. What disclosures do I need to make about a rental home in San Diego?

When renting out your home in San Diego, you must make the following disclosures either in your lease agreement or prior to signing:

1. Toxic mold: If your home has mold present, you should take steps to remove and repair the issue. You also need to disclose any mold to potential residents and provide them with a state-issued handbook on the health risks of mold. 

2. Pest control and bed bugs: If you have regularly hired pest control services and they have used (or will be using) chemical pesticides in the home, you must disclose this information to residents. Provide a notice from the pest control company on the pest controlled (or to be controlled), the pesticides used/proposed and the active ingredients. You must also inform prospective residents on how to prevent and treat bed bugs. 

3. Intent to demolish the unit: If you have applied for a permit to demolish the housing unit, you will need to disclose this to potential residents before accepting any fees (including tenant screening). 

4. No smoking policy: If you have a no smoking policy, this must be disclosed in the lease agreement, including details of where smoking is limited or prohibited. 

5. Flood risk: If your property is in a flood zone or in an area that carries a known flood risk, you must disclose this information to potential residents. This includes if you carry flood insurance required by your mortgage lender, along with a statement that this insurance will not cover any loss to their property. Residents need specific renter’s insurance to protect their property from flood or other loss, which Belong makes available to all residents in our network. 

6. Methamphetamine contamination: If your home is subject to a remediation order for methamphetamine contamination, you must provide written notice and a copy of the order to all rental applicants of your property. It must also be acknowledged by the tenant and attached to a rental agreement before signing, otherwise the agreement may be void. 

7. Death on the premises: If any occupant died on the property within the last three years, you must disclose this fact to prospective residents. 

8. Carcinogenic or hazardous material: The State of California recognizes that exposure to certain chemicals, such as lead, arsenic, asbestos and benzene could cause cancer, birth defects or other reproductive harm. If you have any knowledge of chemical-related hazards or lead paint in your home (particularly if built before 1978), you will need to disclose this to prospective tenants and take additional precautions or actions, depending on the nature of the hazard. 

There are other standard disclosures and information that must be included in a lease agreement under California law, which can be found in the Guide To Residential Tenants’ And Landlords’ Rights And Responsibilities. The easiest way to stay informed and compliant is to let someone else manage this for you, such as a property manager or modern alternative like Belong. 

3. Can a landlord be held liable for their tenants’ behavior in San Diego?

This is a tricky area, but yes, there are certain liabilities that can exist for homeowners who have tenants that are knowingly creating a nuisance. 

Say for example your tenant is conducting criminal activity, or damaging the neighbor’s property — you have a responsibility to evict the offender. Similarly, if a neighbor complained to you about the damage or behavior from your residents and you fail to take action, you could be held liable. 

In this scenario, you (or your property manager or representative) should investigate the complaint to determine what happened. It could be a simple misunderstanding or in the instance of a noisy party, the resident may never do it again. If lease violations have occurred, you will need to provide written notice and you may need to take steps to evict the tenant to prevent further damage. 

4. Are landlords in San Diego responsible for noise complaints?

Yes, there are two ways in which noise complaints can become your responsibility if it’s affecting your rental property. The City of San Diego requires reduced noise levels between the hours of 10pm - 7am in residential zones.

Residents in your home have a right to “quiet enjoyment” of the home, so they can complain to you about noises and you need to take action with neighbors or the police. Failure to do so could result in a lease violation and give them cause to move out without penalty. 

How long does the eviction process take in California? What does it cost landlords? Step through what homeowners can expect from California’s eviction process.

Understanding the California Eviction Process: A Guide for Homeowners

Evicting a tenant from your home is not a decision that can be made lightly. But if you’re not receiving rent or someone has violated your lease agreement, you have the right to protect your interests. When it’s time to take action, what do you need to know? How long does the eviction process take in California? What does it cost? Do you really need to go to court?

This guide will step you through what homeowners can expect from California’s eviction process, answering the following questions:

What are the reasons you can evict someone from a rental home in California?

Do I have to take tenants to court to evict them from my home?

How do I find my local court to process an eviction?

How much does an eviction cost in California?

What written notice do I need to give tenants before an eviction case?

Can I force a renter to leave my California property?

How long does the eviction process take in California?

Note: This article provides a guide for homeowners of residential property for rent in California on the eviction process, but should not replace legal advice. Every eviction case is unique, so a lawyer can help remedy your exact situation. Belong refers to renters as ‘residents’ rather than ‘tenants’, so this article is based on people who pay rent and live in your property under a residential lease agreement, and is not applicable to people who are staying at the home short-term or under a personal arrangement. Occasionally we will use the words tenant and landlord for clarity on legal matters. 

You can find more information on local tenant rights, laws, and protections for the state of California from the U.S. Department of Housing and Urban Development.

What are the reasons you can evict someone from a rental home in California? 

In California, the Tenant Protection Act of 2019 enforces reasons (or “just cause”) needed in order to evict a resident from your rental home. Some local jurisdictions have stronger protections that may also apply to your home, such as the San Francisco Rent Ordinance. 

Broadly, the valid reasons for eviction in California include:

Not vacating after a lease has ended and/or notice has expired 

Criminal or illegal conduct on the property

Denying you access to the property (when you have given proper notice and have a legal right to enter the property)

Not upholding responsibilities under tenant-landlord law, such as destroying or defacing the premises, having a pet without permission, or unreasonably disturbing neighbors in a breach of the peace

You can also cancel the rental agreement with proper notice if you intend to sell or move back into the home. Proper notice should be defined in your signed rental agreement and is usually 30 - 60 days written notice, though some agreements allow for less, with a minimum of 7 days. 

During 2020 - 2022, California had additional protections in place and an eviction moratorium to prevent people from becoming homeless during the height of the pandemic. These protections and extensions ended as of January 2023. 

While tenants have been protected from eviction for non-payment of rent due to COVID-related hardship, they will eventually be required to pay back the unpaid rent. Landlords can request a repayment plan or seek other remedies through the courts. Tenants with an approved COVID-related hardship have a grace period to pay back rent owed: 

Rent owed from March 1, 2020 to September 30, 2021 must be paid by August 1, 2023.

Rent owed from October 1, 2021 to January 31, 2023 must be paid by February 1, 2024.

After this period (or if they never filed the correct paperwork for a COVID-related hardship), if you have tenants that still owe rental debt from this period, you are entitled to sue them for COVID-19 rental debt in small claims or civil court. This is separate to an eviction process so legal advice should be obtained before pursuing this avenue.

It’s also worth noting that your residents may be protected by other laws outside of the eviction moratorium. Homeowners should be familiar with local regulations and how they may apply to their specific rental properties, seeking advice from their property manager or an attorney before taking action. 

In California, all evictions go through the courts, with homeowners filing what’s called an “Unlawful Detainer”. 

Before this process starts, you should give your residents written notice of the issue (such as non-payment of rent or lease violation) and give them an opportunity to rectify the situation. If they don’t, you can start the process of eviction. 

An alternative to going to court is Online Dispute Resolution (ODR). This is like an out-of-court settlement, giving both parties the opportunity to resolve the matter together. ODR avoids the need to travel to the courts and can provide guided negotiation and the option for mediation or support from a housing counselor to help reach an agreement. If one is reached, the ODR process allows you to complete the necessary forms and submit them to court online, at least two days before the trial date. If an agreement isn’t reached or the deadline is missed, you will need to go to trial unless the case is settled another way. 

How do I find my local court to process an eviction or ODR?

California has 58 trial courts, one for each county. You can find which court you will need to go through by entering the zip code of your rental home in the Judicial Branch of California court finder. 

This depends! Because of the legal nature of evictions, every case is unique and costs can vary considerably. The fees to file an unlawful detainer cost between $240 - $450, depending on how much rent you’re owed. There may be some additional forms to file based on your local county court. If you require an attorney or civil action is required, costs will be significantly higher than a straightforward case. 

If you expect that your property management fees will cover the costs of an eviction, be sure to check the fine print. When we ranked the top-rated property management companies in California, we found that many eviction protection packages cover filing fees only or have strict limitations that can leave you with considerable out of pocket expenses if things aren’t straightforward. Not only does eviction protection increase your management fees, most still charge for overseeing the eviction process and add on additional costs if any of their staff need to attend court on your behalf. 

If you choose to partner with Belong, you’ll have real peace of mind that your eviction process is supported. If Belong ever needs to evict a resident that we have chosen (not existing leases or tenants), Belong will cover legal costs up to $15,000. 

You must notify your residents in writing when they have breached their lease agreement or failed to pay rent. The notice period gives them a chance to pay owed rent, fix a problem, or move out before a court case is started. Weekends and court holidays are not included in notice periods. 

To choose the right type of eviction notice, first speak to your property manager, an attorney, or use the self-help guides provided by the California Courts. If you use the wrong notice or get the information wrong, it could jeopardize your eviction case. 

Notice of an eviction for non-payment of rent

If a resident is behind on their rent, you must give them three days' written notice to pay or move out. 

If the resident pays the rent within the three-day period, you can’t proceed with an eviction and the resident continues their existing lease arrangement. If it happens again, the process must be repeated. 



If you don’t receive the rent, but the resident vacates within the three-days, you may use the security deposit to cover the unpaid rent. If the security deposit doesn’t cover all of the rent due, you have the option to sue for the amount owing. 



If the resident doesn’t pay the rent and remains in the home, you can serve a 3-day notice to vacate the premises. 

Homeowners should also be aware of their obligations under California’s landlord-tenant statute to ensure the home is habitable and remains in good repair. If you fail to do so, your resident has the right to withhold rent, provided they issue you with a notice of their intent. You will be given notice to correct the defect/s and the resident can’t be forced to pay rent or threatened with eviction during this period. 

Did you know?: In 2021, census data indicated that almost 6 million households (15% of all renters in the US!) were behind on their rent payments. That also means there are millions of homeowners not earning income on their rental properties. Belong has eliminated this issue by offering Guaranteed Rent. By vetting and qualifying all of our residents, we pay homeowners rent on schedule, regardless of when we receive it. Learn more here.  

Notice of an eviction during a month-to-month tenancy

If your residential lease agreement has ended and there is a periodical (month-to-month) arrangement in place, you can provide either 30 or 60 days’ written notice to vacant. Note that just cause and local protections still apply in this instance, such as unpaid rent or if you want to move in or sell the home. If the resident remains in the home after the notice period, you have cause to file an unlawful detainer lawsuit. 

Airbnb hosts declared #airbnbust with high vacancy and loss of income on their short-term rentals. Here's 3 options for restoring passive income on your home.

3 Ways To Restore Lost Income When An Airbnb Becomes an "Airbnbust"

Has the shine worn off the short-term vacation rental market? A glut of inventory has sent vacancy rates soaring in recent months (even during the Super Bowl!), leaving homeowners declaring an “airbnbust” with empty homes and declining profits. 

Meanwhile there are people all over the country crying out for long-term rental options as rents skyrocket and vacancy rates plummet. So much so that many cities are cracking down on the practice by limiting or even banning short-term rentals in some areas. 

But homeowners are within their rights to look for passive income to help support their financial future — so what’s the balance? What are the best options for restoring passive income if you shift away from vacation rentals or Airbnb? 

3 ways to restore passive income for your short-term rental home:

Switch your house to a long-term rental home

Move into the home and start renting a room or add an ADU

Option #1: Switch your house to a long-term rental home

Let’s start with the most obvious option: long-term renting. Long-term renting has the same passive income opportunity as a short-term rental — but often without the extra headaches. 

It’s true that a per-month rate won’t attract the same per-night income as Airbnb. But with rising inflation and property values in recent years, more Americans are feeling locked out of home ownership so they are renting for longer. Even in areas where rents have dropped recently, they are coming off such high increases that most homeowners are still earning much higher rental income than before. 

This means it’s a great time to hold an investment property. If you don’t intend to use the home during the year, having a long-term lease agreement on your home may be more profitable than a short-term rental, even at a lower per-month rate. Especially if that high per-night rate is leaving the home vacant. 

Some of the benefits of taking your home off vacation rental platforms and finding long-term residents include:

Your income will be more predictable, with less vacancies and one person/family living in your home for 12-months or longer

Long-term rentals are in high demand and attractive rental rates are locked in for the lease term

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