How to Evict a Tenant in Sacramento, CA: A Complete Landlord’s Guide (2025)

Understanding Sacramento’s Eviction Laws

California has some of the most tenant-friendly laws in the nation, and Sacramento landlords must follow strict procedures under both state law and local ordinances. The eviction process—legally called “unlawful detainer”—requires specific steps that cannot be skipped or rushed.

Legal Grounds for Eviction in Sacramento

You cannot evict a tenant in California without “just cause.” Here are the legal reasons you can evict a tenant in Sacramento:

At-Fault Just Causes:

• Non-payment of rent – The most common reason for eviction
• Breach of lease terms – Violating significant lease provisions
• Nuisance or property damage – Creating disturbances or damaging the property
• Illegal activities – Using the property for illegal purposes
• Refusing access – Denying the landlord reasonable entry after proper notice
• Unapproved subletting – Allowing unauthorized occupants

No-Fault Just Causes:

• Owner move-in – You or an immediate family member will occupy the unit
• Withdrawal from rental market – Taking the property off the rental market
• Substantial remodeling – Major renovations requiring permits
• Compliance with government order – Property cited by authorities

The Sacramento Eviction Process: Step-by-Step

Step 1: Serve Proper Notice (3-90 Days)

Before filing an eviction lawsuit, you must serve written notice. The type and timing depend on your reason for eviction:

3-Day Notice to Pay Rent or Quit

• Used for non-payment of rent
• Must specify exact amount owed
• Gives tenant 3 days to pay or vacate

3-Day Notice to Cure or Quit

• Used for lease violations
• Gives tenant 3 days to fix the violation or leave
• Must describe the specific violation

30/60/90-Day Notice to Terminate Tenancy

• Used for no-fault evictions
• 30 days if tenant has lived there less than 1 year
• 60 days if tenant has lived there 1+ years
• 90 days in some circumstances under AB 1482

How to serve notice properly:

• Personal delivery to the tenant (preferred method)
• Substitute service to another adult at the residence, plus mailing
• Post and mail (if other methods fail)

Step 2: File Unlawful Detainer Complaint (If Tenant Doesn’t Leave)

If the tenant doesn’t comply with your notice, you must file an unlawful detainer lawsuit with the Sacramento County Superior Court. Here’s what you need:

• Completed Summons and Complaint forms
• Proof of service of your initial notice
• Copy of the lease agreement
• Filing fee (approximately $435-$450 as of 2025)
• Any relevant documentation supporting your case

Where to file: Sacramento County Superior Court, 720 9th Street, Sacramento, CA 95814

Step 3: Serve the Summons and Complaint (5 Days)

After filing, you must serve the tenant with court papers. This must be done by someone over 18 who is not involved in the case:

• Personal service (hand-delivered to tenant)
• Substituted service (left with adult at home, plus mailed copy)
• Service cannot be done by you—hire a process server ($50-$100)

The tenant has 5 days to respond to the court.

Step 4: Tenant Response or Default (5-15 Days)

If the tenant responds: The court will schedule a trial, typically within 20 days. Both parties present evidence, and a judge decides the case.

If the tenant doesn’t respond: You can file for default judgment after the 5-day response period. The court typically grants this within 10 days, allowing you to proceed with lockout.

Step 5: Obtain Judgment (20-45 Days)

If you win your case, the court issues a judgment for possession of the property. You may also be awarded:

• Past due rent
• Damages to the property
• Court costs and attorney fees (if specified in lease)

Step 6: Sheriff’s Lockout (5-15 Days)

After receiving judgment:

1. Obtain a Writ of Possession from the court ($75-$100)
2. Take the writ to the Sacramento County Sheriff’s Office
3. Pay the Sheriff’s fee (approximately $145)
4. Sheriff posts a 5-day notice on the property
5. After 5 days, Sheriff returns to physically remove tenant and change locks

You or your representative must be present during the lockout.

Total Timeline for Sacramento Evictions

Fastest possible timeline (uncontested, no complications):

• 30-45 days from first notice to lockout

Realistic timeline with typical delays:

• 60-90 days for non-payment cases
• 90-120+ days for contested or no-fault evictions

Factors that extend timelines:

• Tenant files an answer and fights the eviction
• Court backlogs and scheduling delays
• Tenant files for bankruptcy (automatic stay)
• Holidays and weekends
• Sacramento’s eviction moratoriums (if reinstated)

Sacramento-Specific Eviction Considerations

Rent Control and Just Cause Protections

Sacramento does not have citywide rent control, but state law AB 1482 caps rent increases at 5% plus inflation (maximum 10% annually) for properties built before 15 years ago. These properties also require just cause for eviction.

Exempt properties:

• Single-family homes (if certain conditions met)
• Condos
• Properties built within the last 15 years
• Accessory dwelling units (ADUs)

Sacramento Eviction Moratoriums

During the COVID-19 pandemic, Sacramento enacted temporary eviction protections. While most have expired, always check current ordinances, as protections can be reinstated during emergencies.

Current resources: Sacramento County COVID-19 Eviction Information (verify at www.saccourt.ca.gov)

Local Rental Inspection Programs

Some Sacramento neighborhoods have rental inspection requirements. Ensure your property is compliant before filing eviction, as tenants may raise habitability defenses.

Common Eviction Mistakes Sacramento Landlords Make

1. Accepting Partial Rent During Notice Period

This invalidates your 3-day notice. If a tenant offers partial payment after serving notice, politely decline and explain you cannot accept it.

2. Self-Help Evictions

Never:

• Change locks without a court order
• Remove tenant’s belongings
• Shut off utilities
• Harass or threaten tenants

3. Improper Notice Service

Technical errors in service can derail your entire case. Use professional process servers and document everything.

4. Retaliatory Eviction

You cannot evict a tenant for:

• Complaining about habitability issues
• Contacting code enforcement
• Organizing other tenants
• Exercising legal rights

5. Discriminatory Eviction

Fair housing laws protect tenants from eviction based on:

• Race, color, national origin
• Religion
• Sex, gender identity, sexual orientation
• Familial status
• Disability
• Source of income (in California)

Cost of Evicting a Tenant in Sacramento

Budget for these expenses when considering eviction:

• Court filing fees: $435-$450
• Service of process: $50-$150 per attempt
• Writ of Possession: $75-$100
• Sheriff’s fees: $145 for lockout
• Attorney fees: $1,500-$5,000+ if contested
• Lost rent: 2-4+ months typically uncollected
• Property repairs: Varies widely
• Total average cost: $3,000-$8,000+

Time investment: 20-40+ hours of landlord time managing the process

Alternatives to Eviction in Sacramento

Before going through the lengthy and expensive eviction process, consider these alternatives:

Cash for Keys Agreement

Offer the tenant money to leave voluntarily:

• Typically 1-2 months’ rent
• Faster than eviction
• Less expensive
• Less stressful
• Sign a written agreement releasing claims

Payment Plans

For tenants facing temporary hardship:

• Establish written repayment terms
• May preserve a good tenant relationship
• Reduces lost time and money

Mediation

Sacramento County offers free mediation services:

• Neutral third party helps negotiate
• Can lead to voluntary agreements
• Available through Sacramento County Mediation Program

Sell Your Rental Property As-Is

If dealing with tenant issues is too stressful, selling might be your best option:

• Avoid lengthy eviction process
• No need to make repairs
• Sell with tenant in place
• Get multiple offers quickly
• Close on your timeline

When to Hire an Eviction Attorney

While some landlords handle simple evictions themselves, consider hiring an attorney if:

• The tenant contests the eviction
• Significant money is at stake
• The property has multiple units
• The tenant has an attorney
• You’re unfamiliar with eviction procedures
• Your case involves complex legal issues

Sacramento eviction attorney costs: $1,500-$3,000 for uncontested cases; $3,000-$10,000+ for contested cases

Final Thoughts: Eviction in Sacramento Requires Patience and Precision

Successfully evicting a tenant in Sacramento requires strict adherence to legal procedures, patience with a lengthy process, and often significant financial investment. While the process is designed to be fair to both landlords and tenants, many property owners find it frustrating and overwhelming.

Whether you choose to pursue eviction or explore alternatives like selling, make sure you understand your rights and obligations under California law. Document everything, follow proper procedures, and don’t hesitate to seek professional help when needed.

Have questions about your specific situation? Contact us today for a confidential consultation about your options.