Larry Landlord owns a duplex with a long term tenant, Harriet Hoarder. Larry gets word that the Los Angeles Housing Department is requiring installation of carbon monoxide detectors in all rental units. Not wanting any trouble, Larry buys some carbon monoxide detectors and knocks on the door of Harriet to do the install. Harriet is surprised and asks that he come back after giving her more notice. Larry apologizes for being over-excited about the detectors and comes back the next day instead.

Once inside the unit, Larry is hit with a horrid stench of feces, urine and trash. He looks around and sees piles of belongings everywhere. He manages to wades through the mess to get to the kitchen and do the install. He gets the detectors functioning as fast as he can and escapes from the smelly unit.

1) How much notice should Larry have given Harriet before the first attempt to enter the unit?

2) What kind of notice should Larry give Harriet in order to evict her?

Most landlords will be in Larry's shoes at least one time during their careers. Hoarding is a mental illness that can render a good, paying tenant a nuisance.

1) Larry should have given Harriet at least 24 hours notice prior to attempting to enter her unit unless there is a provision in the lease agreement to the contrary. Notice should be given in writing by either handing the notice to the tenant, handing it to another adult occupant in the unit or posting it on their door.

2) Harriet's living conditions are a health hazard and fire hazard. Larry should give Harriet a Three Day Notice to Perform or Quit so she can clean up her act. If she does not clean up, she will be subject to eviction upon the notice's expiration.

The Los Angeles Rent Stabilization Ordinance has strict notice requirements. The attorneys at The Rad Firm, APC can help you craft a bullet-proof notice that is crafted for your situation.