**California landlords must follow specific legal grounds when evicting a tenant.** State law is designed to protect tenants and ensure fair housing practices, so a landlord needs a legitimate reason before filing an eviction case. Here are the most common:

* **Nonpayment of rent.** If rent is late, incomplete, or unpaid, you can serve a 3‑day notice to pay or quit. If the tenant doesn’t pay or leave, you may file an unlawful detainer action.

* **Material breach of the lease.** Violations like property damage, unauthorized subletting, keeping pets that are prohibited, disturbing other tenants, or using the property for illegal activities are valid grounds for eviction. The Good Life property management guide notes that reasons include late rent, incomplete payments, breaches of contract, property damage, disturbing other tenants, illegal activities, and even when a landlord plans to move in or have a family member move in.

* **No‑fault reasons.** In some situations you may evict even when the tenant hasn’t done anything wrong. Examples include removing the unit from the rental market (the Ellis Act), performing substantial repairs that require the property to be vacant, or moving yourself or an immediate family member into the unit. Different cities have rent‑control ordinances and relocation assistance requirements, so check local regulations before proceeding.

No matter the cause, you must provide proper written notice and follow the court process. Consult an experienced eviction attorney to ensure your reason is legally valid and that you comply with state and local rules. Trying to evict without grounds or skipping steps can delay your case and expose you to liability.