Defending an Unlawful Detainer Lawsuit by zry67523

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									     AFTER THE COURT’S DECISION
                                                                                      QUESTIONS
If the Court decides in favor of the tenant, the tenant will
not have to move, and the landlord may be ordered to
                                                                If you have any legal questions, you must contact an
                                                                attorney or do you own research. The Orange County
                                                                                                                                         Defending an
pay the tenant’s court costs (for example, filing fees) and
the tenant’s attorney fees. However, the tenant will have
                                                                Law Library is available to the public.                                Unlawful Detainer
to pay any rent that the Court orders.                          If you have a question regarding the status of your case,
                                                                please contact the Justice Center where the case is filed.
                                                                                                                                           Lawsuit
                                                                Have your case number ready when you call.
If the landlord wins, the tenant will have to move. In                                                                                       ALAN CARLSON
addition, the Court may order the tenant to pay the             All documents must be completed properly and                               CLERK OF THE COURT
landlord’s court costs and attorney fees, and any proven        accurately. Any documents needing correction will be
damages, such as overdue rent or the cost of repairs if         returned. You are responsible for providing copies. A self-
damage was done to the premises.                                addressed stamped envelope is required for the return of
            WRIT OF POSSESSION                                  your documents.

If a judgment is entered against you and you do not move                             COURT FEES
out, the Court will issue a Writ of Possession to the                Make checks payable to Clerk of the Court.
landlord. The landlord can deliver this legal document to       Pursuant to the Government Code, the Superior Court
the Sheriff, who will then forcibly evict you from the rental   must charge for the various documents filed and issued.              SUPERIOR COURT OF CALIFORNIA
unit if you don’t leave promptly.                               A current fee schedule is available at the Clerk’s Office or              COUNTY OF ORANGE
                                                                at www.occourts.org.
Before evicting you, the Sheriff will serve you with a copy
of the Writ of Possession. The Writ of Possession                             OTHER INFORMATION
instructs you that you must move out within five days           ORANGE COUNTY PUBLIC LAW LIBRARY (714)834-3397
after the writ is served on you, and that if you do not         515 N. Flower, Santa Ana
                                                                                                                                          Central Justice Center
move out, the Sheriff will remove you from the rental unit      Building 32 (in the Civic Center Plaza)                                  700 Civic Center Drive West
and place the landlord in possession of it. The cost of         WWW.OC.CA.GOV/LAWLIB                                                        Santa Ana, Ca 92701
serving the Writ of Possession will be added to the other                                                                                      (657) 622-7513
                                                                FAIR HOUSING                (800) 698-FAIR or (714)569-0823
costs of the suit that the landlord will collect from you.
                                                                The Fair Housing Council is available to answer landlord-tenant
                        FORMS                                   questions, investigate discrimination allegations, and they have a        Harbor Justice Center
                                                                counselor available.                                                       Laguna Hills Facility
The following forms are available on the Court’s Web-site
at: www.occourts.org or at the Court Clerk’s Office.            ORANGE COUNTY BAR LAWYER REFERRAL AND                                      23141 Moulton Parkway
UD-105       Answer – Unlawful Detainer                         INFORMATION                     (949)440-6747                              Laguna Hills, Ca 92653
POS-030      Proof of Service by First Class Mail                                                                                             (657) 622-8670
L-80         Fee Waiver Booklet                                 O.C. APARTMENT ASSOCATION                     (714) 638-5550
UD-150       Request/Counter Request to Set Case for
             Trial-Unlawful Detainer.                           LEGAL AID SOCEITY OF ORANGE COUNTY(714)571-5200                           North Justice Center
                                                                www.legal-aid.com                            (800)834-5001                  1275 N. Berkley Ave.
                                                                Legal Aid is available to answer landlord-tenant questions                   Fullerton, Ca 92832
                                                                through its Hotline, provide community education at the weekly
                  INTERPRETERS                                  Landlord-Tenant Clinic, assist in preparation of pleadings, and                (657) 622-6641
The court does not furnish interpreters for Civil matters.      provide representation in certain cases to senior citizens and
Parties must provide their own interpreter if one is            very low income tenants.
needed in court.
                                                                                                                                           West Justice Center
                                                                                                                                             8141 13th Street
                                                                This pamphlet is for general information only and is not a                 Westminster, Ca 92683
                                                                                  substitute for legal advice.                                (657) 622-8690
                                                                Special thanks to the Legal Aid Society of Orange County
                                                                 for their assistance in the development of this pamphlet.
                                                                              Form No. L1196 – Rev. March 2010
 This information is intended as a procedural guide only.       The landlord filed the eviction for an unlawful               ADDITIONAL LEGAL RESPONSES
        You may wish to seek an attorney’s advice.              discriminatory practice.                              Depending on the facts of your case, there are
     TIME TO RESPOND TO AN UNLAWFUL                            RETALIATORY ACTIONS AND EVICTIONS                      other legal responses to the landlord’s complaint
             DETAINER LAWSUIT                                                                                         that you might file instead of an answer. For
                                                            A landlord may try to evict a tenant because the
A unlawful detainer lawsuit is a “summary” court            tenant has complained about a problem in the              example:
procedure. This means that the court action moves           rental unit or exercised a legal right. The landlord          If you believe that your landlord did not properly
forward very quickly, and that the time given the                                                                         serve the summons and the complaint, you
                                                            cannot retaliate against you because you called the
tenant to respond to the lawsuit is very short. In          Health Department or any other government                     might file a Motion to Quash Service of
most cases, the tenant has only five days,                  agency about the condition of your home; you                  Summons.
including weekends, to file a written response              exercised your rights to repair problems and                  If you believe that the complaint has some
to the lawsuit after being served with a copy of            deducted the cost from your rent, you organized               technical defect or does not properly allege the
the Unlawful Detainer complaint. If the fifth day to        with other tenants or formed an tenants’ association          landlord’s right to evict you, you might file a
answer falls on a weekend or holiday, you can file          or you did anything else you had a constitutional             Demurrer.
your answer on the following Monday or non-                 right to do such as complaining to your landlord          Note: No forms are available for these types of responses. It
holiday.                                                    about the condition of the rental unit.                   is important that you obtain advice from a lawyer before you
                                                                                                                      attempt to use these types of responses.
     HOW TO RESPOND TO AN UNLAWFUL                                  BREACH OF THE WARRANTY OF
            DETAINER LAWSUIT                                               HABITABILITY
                                                                                                                                     APPEARING IN COURT
Typically, a tenant responds to a landlord’s                Under the law, the tenant does not have to pay full
complaint by filing a legal document called an              rent if: there are serious problems that affect a         Before appearing in court, you must carefully
Answer. You can get a copy of a form to use for             tenant’s health and safety; the landlord knew about       prepare your case. Among other things you should:
filing an answer from the Court Clerk’s Office. Prior       the problems; had time to fix them, but refused or            Talk with a housing clinic; tenant organization;
to filing an answer, a copy must be mailed to the           failed to do so; and the tenant(s) did not cause the          attorney; or legal aid organization. This will help
plaintiff’s attorney or if no attorney, to the plaintiff.   problem or refuse to allow repairs.                           you understand the legal issue in your case and
Proof of Mailing must be filed at the same time as                                                                        the evidence you will need.
the answer. Once the answer has been filed either           The law does not require the landlord to keep your
party may request the case be set for trial by filing a     rental unit in perfect condition, but the landlord must       Decide how you will present the facts that
“Request/Counter-Request to Set Case for Trial –            provide these basic services: plumbing that works,            support your side of the case, e.g., witnesses,
Unlawful Detainer”.                                         hot and cold running water and enough hot water to            letters, other documents, photographs, video, or
                                                            wash and bathe, heat, electricity and lights which            other evidence.
                 LEGAL DEFENSES                             work and are safe, window screens, sufficient
                                                                                                                          Have at least four copies of all documents that
You may have a legal defense to the landlord’s              extermination to keep out roaches, fleas, bugs and
                                                                                                                          you intend to use as evidence: an original for he
complaint. If so, you must state the defense in your        mice or rats, clean common areas free from trash
                                                                                                                          judge, a copy for the opposing party, a copy for
answer within the five-day period, or you will lose         and debris, safe and secure stairways and railings,
                                                                                                                          yourself, and copies for your witnesses.
any defenses that you may have. Some typical                roofs, walls and windows that do not leak and are
defenses a tenant might have are:                           not broken, and adequate security.                            Ask witnesses to testify at trial if they will help
    The landlord’s three-day notice requested more                                                                        your case. You can subpoena a witness who
                                                                             DISCRIMINATION
    rent than was actually due.                                                                                           will not testify voluntarily. A subpoena is an
                                                            By trying to evict you, the landlord may be                   order from the court for a witness to appear.
    The landlord did not maintain the property in
                                                            unlawfully discriminating against you or your family.         The subpoena must be served (handed) to the
    condition fit to live (i.e. the landlord breached
                                                            The law provides that the landlord may not                    witness, and can be served by anyone who is
    the implied warranty of habitability).
                                                            discriminate against you or try to evict you simply           over the age of 18. You can obtain a subpoena
    The landlord filed the eviction action against the      because of your race or ethnic group, your religion,          form from the Clerk’s Office. You must pay
    tenant for complaining about the condition of           national origin or ancestry, your sex, your marital           witness fees at the time the subpoena is served
    the rental unit or for exercising a right the tenant    status, your physical or mental handicap, or your             on the witness, if the witness requests them.
    has under the law.                                      sexual orientation.

								
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