A Step-By-Step Guide To San Francisco’s Eviction Rules In 2025

Key Takeaways

• Owners got to know SF’s 2025 eviction laws  -  they’re all about honoring just cause standards and keeping up with tenant and landlord/housing provider regulations as they continually change.

• All parties should acknowledge the Rent Board’s key presence, providing resources, dispute mediation, and enforcement of tenant protections during the eviction process.

• As an owner, you must take every formal eviction step, from serving notice to going to court, whose neglect can lead to penalties and delays.

• Keep detailed documentation and records. You’ll need them both to stand up for your rights and to fight/justify evictions.

• Everyone has access to legal and community resources for support, including the right to counsel and mediation, which can be a game-changer in eviction cases.

• Owners need to factor in the profound human and community effects of eviction, and look for cooperative or mediated solutions wherever feasible to alleviate long-term impact for everyone.

For tenants, it provides transparency about their rights. For owners, it reduces errors and liability risks by clarifying compliance requirements, Rent Board filings, and documentation obligations.

Understanding SF Eviction Law

Understanding these rules is important for both renters and owners

Just Cause Requirement

A “just cause” is a defined, legal reason where a tenant can be evicted. It prevents landlords from evicting tenants without just cause. Courts verify that every eviction has a lawful reason and that the housing provider observes due process. As a tenant, this protects you from random eviction; as an owner, it makes sure you’re acting reasonably and on evidence.

• Nonpayment of rent after proper notice

• Non-fixed lease breach after warning

• Owner or close family moving in (owner move-in)

• Substantial renovation that requires the unit to be empty

• Illegal activity in the unit

• Nuisance behavior affecting neighbors

If an owner’s case does not meet the just cause rule, the court may impose fines or require that the tenant remain in the unit.

Rent Board's Role

The Rent Board is the primary city agency for eviction regulation. It provides explicit directions and logs all eviction cases. There are forms, official notices, and a public database of their current rulings on their website.

The Board provides mediation, assisting landlords and tenants in discussing conflicts ahead to court. This conserves time and expense. Staff are educated to provide information about rights, obligations, and the eviction process, which maintains clarity for both parties.

Upholding tenant rights is central to the Board’s mission. Landlords are required to submit appropriate filings, and tenants can report violations directly to the Board. That keeps the eviction process open, fair, and lawful.

Protected Tenants

Other tenants have additional legal protection. Seniors, the long-term ill or disabled, and families with children under 18 may be protected tenants. The law provides them with increased protection from evictions, particularly for owner move-in reasons.

Protected tenants receive extended notice time and are potentially eligible for assistance with relocation costs. These laws prevent housing providers from displacing vulnerable tenants. They create more court checks–landlords have to demonstrate why they need to evict, not just want to.

To qualify for protected status, tenants may have to provide evidence of age, medical necessity, or family composition. Legal aid groups can often assist with this. These regulations reduce the chances of unjust eviction for those most vulnerable.

2025 Eviction Process Guide

San Francisco’s 2025 eviction process is formal, with every step controlled by city and state legislation. Hence, the process needs to proceed through a series of steps to preserve landlord and tenant rights. Little errors or absent paperwork can stall or even cancel the process.

1. Serve Proper Notice

Before an owner begins the eviction, a proper notice has to be served. It depends on the cause of the notice. For nonpayment, send a ‘Three-Day Notice to Pay or Quit’. For other violations, such as noise or animals, a ‘Three-Day Notice to Cure or Quit.’ If an owner wants to terminate a lease for other lawful reasons, a “Thirty-Day/Sixty-Day Notice” applies.

The notice must be in writing, state the cause, and be served personally, posted on the door, or mailed. If the owner uses the incorrect notice, makes mistakes or serves it late, the court may dismiss the owner’s case.

2. Allow Cure Period

The cure period is a defined window for tenants to correct the issue, typically three days for curable violations. During this time, tenants are able to repay rent or cure the violation to remain in the dwelling.

An owner can’t act against the tenant during the cure period. Tenants must have a genuine opportunity to remedy the violation. If the owner attempts an eviction before the expiration of the cure period, the filing will probably be dismissed. The cure period can extend the timeline by days or weeks, so account for this when establishing deadlines.

3. File Unlawful Detainer

If the tenant still refuses, the owner files an unlawful detainer in court. In other words, the owner is requesting a judge to evict the tenant.

The owner wants to add evidence of the original lease, the notice served, and the violation statement. It’s very important to file this step, as it shifts the disagreement out of private discussions and into the court process. Tenants can fight back by demonstrating that the notice was defective or that the owner did not comply with the rules. Records and accuracy count.

4. Tenant Response Time

Tenants have five days to respond once served with the unlawful detainer. They may file an answer, assert defenses, or request additional time.

A late or missing answer allows the landlord to seek a default judgment in court. Tenants must move rapidly to preserve their protections. If a tenant is waiting too long this will lead pretty much always to losing by default.

5. Court Proceedings

The court hearing is where both sides present their case. The judge hears the landlord’s evidence and the tenant’s argument. Both sides may have an attorney, but not necessarily.

The court can decide to evict, dismiss the case, or even request additional evidence. Having a lawyer helps, particularly for complicated cases or if English is not the primary language for either the owner or the tenant.

6. Sheriff's Final Notice

When the court decides eviction, the sheriff provides a final notice to the tenant. It’s the sheriff who does the removal, not the landlord.

The notice allows the tenant a specific number of days - usually five - to vacate. Meanwhile, the tenant can move out or request an extension from the court. The sheriff must honor tenant rights, including protecting personal property.

Landlord/Housing Provider Legal Obligations

Housing providers in San Francisco have significant legal obligations during an eviction. These obligations seek to safeguard tenant interests and provide an equitable procedure for both sides. The table below outlines the main legal steps an owner must follow:

Having comprehensive records is not only good business, it’s usually the best protection. Proper files - signed notices, rent receipts, written communication, etc. - demonstrate that the owner did their part. If you as the owner don’t document each step, it can be very difficult to demonstrate that you complied with the law, potentially undermining your case and even risking delays or dismissal. An owner must follow all local and state laws when evicting. Penalties for violating these regulations range from fines to potential criminal charges and can encompass orders to pay damages or reinstate tenants.

Required Documentation

1. Valid eviction notice: This must include the correct reason and time frame.
   
   

2. Lease agreement: The signed contract between the housing provider and the tenant.
   
   

3. Proof of service: Evidence that the notice was delivered properly.
   
   

4. Payment records: Detailed rent and deposit ledgers.
   
   

5. Communication logs: All written exchanges about the lease or eviction.

Full and transparent paperwork is essential. Courts frequently resolve cases in favor of whoever has better documentation. San Francisco courts will want to hear that each step was done by the book. Missed paperwork or fuzzy records can be the undoing for any case. Even minor mistakes or incomplete files can stop the eviction process, or worse, cause the owner has to start over. Absent paperwork can bring about fines or wrongful eviction lawsuits.

Relocation Payments

Relocation payments assist displaced tenants with the costs of moving and new housing. The owner has to pay if the eviction is due to something such as an owner move-in, repair, or unit conversion. The payment amount is determined by local law and varies based on the tenant’s household size and duration of stay. Common calculations are a flat rate plus an additional fee for at-risk populations.

• Pay the full relocation amount before move-out.

• Provide written notice of the payment amount.

• Calculate payment using the city’s formula.

• Keep proof of payment as part of detailed owner records.

Relocation payments can delay or alter eviction schedules. Failure to pay or late payment can lead to legal setbacks or fines.

Prohibited Actions

Landlords cannot do self-help evictions, like changing locks, shutting off utilities, or harassing tenants. These acts are illegal even if the tenant is delinquent on rent.

Violating these regulations can prompt steep fines or even criminal prosecution. Courts can require the owner to pay damages to the tenant or void the eviction. Being right isn’t just a legal obligation – it’s a matter of reputation and tenant relations. If tenants encounter these actions, they can complain to city agencies or request court relief.

Tenant Rights And Defenses

San Francisco has eviction case rules that tenants may assert, and owners must follow. These protections mean owners should anticipate potential defenses and maintain strict compliance.

A few common defenses a tenant can raise if the landlord tries to evict include:

1. Improper Notice: If the housing provider did not give the tenant written notice the law requires, the tenant can fight the eviction.

2. No Legal Cause: The housing provider must have a legal reason to evict a tenant. If not, this is a great defense.

3. Rent Paid: If a tenant paid their rent but still gets an eviction notice, they should use their payment records as proof.

4. If a tenant’s home is not safe or has basic problems, they may not owe full rent and can use this as a defense.

5. Retaliation: If the housing provider tries to evict a tenant because they used their rights (like asking for repairs), this is illegal.

6. Discrimination: If the eviction is due to race, gender, or similar reasons, that is not allowed under fair housing laws.

It’s important to identify these defenses. The law changes quickly, so owners and tenants need to check back regularly for updates. With legal assistance for either side, the best chances are given for the case to be decided fairly for both parties. There are a lot of organizations in SF that offer free or inexpensive legal assistance.

Right To Counsel

San Francisco law provides tenants with a right to counsel in eviction cases. This means owners should expect tenants may be represented, which can extend timelines and increase legal complexity.

If you as the owner can’t afford a lawyer, the city has resources such as the Eviction Defense Collaborative and Legal Aid to the Elderly. These organizations provide legal assistance or counseling at minimal or no charge. Legal representation can make the difference in every case by getting each side heard and everyone’s rights protected.

Habitability Defense

Habitability defense is when a tenant argues their housing provide failed to maintain the home safely or in good repair. It’s a ground to stall an eviction. Issues such as broken plumbing, mold, lack of heat, or dangerous stairs are habitability issues. The tenant has to prove that the housing provider was aware of the issue and failed to address the issue within a reasonable period. Everyone should keep pictures, emails, and repair requests as evidence to make their case.

Tenants should report issues immediately when they are noticed.

Retaliation Claims

Courts prohibit retaliatory evictions. Tenants may claim retaliation if eviction follows repair requests or complaints. Owners should ensure all actions are based solely on lawful just-cause grounds.

To demonstrate retaliation, exhibit a sequence of events. For instance, if a tenant requested repairs and received an eviction notice shortly thereafter, this supports the retaliation argument. All parties should save emails, texts, or letters and each step should be recorded.

The tenant needs evidence that the eviction followed after exercising of their rights.

Navigating Special Circumstances

San Francisco’s 2025 eviction rules add extra layers when special circumstances exist. These instances require additional caution and explicit understanding of the policies. If a tenant encounters these, their options and protections could be different than regular eviction. Understanding what laws govern each situation and when to get legal advice is crucial.

Owner Move-In

Owner move-in evictions occur when the landlord, or a family member, intends to move into the rental unit as their primary residence. To do this legally in San Francisco, the housing provider has to give a minimum of 60 days’ notice, and they cannot have comparable units vacant for rent. The tenant has to use the unit as their primary home for a minimum of 3 years.

A tenant is entitled to a written notice and has the ability to fight the eviction if they believe the displacement is in bad faith. Senior tenants, disabled tenants, or tenants who have been living there for 10 years + frequently have additional protections. The housing provider must follow strict steps: serving a written notice, filing paperwork with the city, and providing relocation payment. The tenant may assert affirmative defenses, including proving the landlord owns other comparable units or has lied about their purpose. If it is complicated, the tenant should have an attorney to safeguard their interests.

Capital Improvements

Capital improvement evictions are uncommon but can occur when significant work - such as seismic upgrades or new wiring - necessitates the tenant to be temporarily relocate. For this type, the housing provider has to demonstrate that the renovations are needed and can’t be performed with the tenant residing there. The law asks for obvious signage, evidence of permits, and pay relocation fees to the tenant.

The tenants rights consist of the right to come back once the work is done, at the same rent, and ahead of new applicants. The time line should be clearly communicated between the housing provider and the tenant and all correspondence should be saved. If the housing provider is using “improvements” as a pretext for eviction, the tenant can challenge them. Transparency is crucial: permits should be posted publicly, schedules communicated, and all interactions should be in writing to avoid disputes.

Ellis Act Evictions

The Ellis Act provides that landlords may remove an entire building from rental use, provided that they leave the rental business entirely. It begins with a notice, then filing with city agencies, and relocation payments. The tenant could obtain potentially up to a year’s notice if they are elderly or disabled.

Tenants get several protections: longer notice periods, priority for affordable housing programs, and city oversight. After being evicted under the Ellis Act, a tenant might have difficulty renting elsewhere at the same cost. The building can’t go back to rental for five years or more, so the neighborhood ends up losing affordable units.

The Human Cost Of Eviction

Eviction is more than just a legal process. It impacts everyone’s mental health, can tear families apart, and can destroy social ties. Beneath the surface, eviction molds the lives of everyone in its orbit, leaving behind deep scars much more than lost roofs. For most, that pain remains invisible, but the statistics are deafening.

Beyond The Courtroom

A tenant has more than one option if they get evicted. Courts aren’t the only recourse. Other times, tenants and landlords use community mediation or direct talks to come to an agreement. These paths can reduce anxiety and save minutes.

Groups in your part of the city, like tenant, owner unions and non-profits, can intervene and assist. They provide legal advice, navigate everyone through forms, and advocate for your side of the story. Sometimes, they’ll even provide translators or links to mental health assistance.

Mediation makes it easier for both sides to express their perspectives, without the intimidating presence of a judge. This paves the way for new possibilities, such as payment plans or postponed moving dates. It’s less formal, so there is room to speak and listen.

Everyone derives more from cooperating. With appropriate assistance, tenants and landlords alike can come to equitable terms. These remedies frequently keep folks in their properties, cut back on hidden stress, and build trust.

The Mediation Alternative

Mediation is where a neutral third party will facilitate communication between the tenant and the housing provider and help find fair solutions. Not a court ruling, but both parties have input on the result.

For tenants, mediation can translate into additional time to move or an opportunity to avert the eviction from their record. For housing providers, it can assist in recovering unpaid rent or establishing a move-out plan. Both sides save money and stave off a protracted court battle.

There will be private meetings at mediation. Both sides tell their story. The mediator maintains the discussion equitably. Everyone takes it one step at a time to reach common ground.

Remaining open and honest is essential. If both sides share actual needs, they can address difficult issues in ways that assist all parties.

Long-Term Impacts

An eviction sticks with everyone for years. It frequently translates into blemishes on a tenant’s record, making it difficult to rent again or secure loans for an owner.

Eviction dissolves families and transfers children to new schools. Every relocation damages neighborhood connections and causes additional strain.

Without homes, kids flounder in school, and adults lose jobs. These impacts reverberate, driving up expenses for health care and social services.

Any policy that helps people stay housed or recover from eviction is important.

Conclusion

This guide explains San Francisco’s eviction rules in 2025

Frequently Asked Questions

1. What Are The Most Common Legal Reasons For Eviction In San Francisco In 2025?

A tenant can be evicted for reasons like not paying rent, violating their lease, or if the landlord wants the unit back. All causes must adhere to San Francisco’s rigid eviction laws.

2. How Much Notice Must A Housing Provider Give Before Evicting A Tenant In 2025?

The housing provider is required to provide a tenant with written notice, typically at least 30 days for most evictions. More than a year living in the unit? 60 days potential. Check the law, always.

3. What Rights Do Tenants Have During The Eviction Process?

Tenants are entitled to notice, may challenge the eviction in court, and may seek legal help. Owners must therefore ensure accuracy in notices and filings to withstand challenges.

4. Can A Landlord Evict A Tenant Without A Court Order In San Francisco?

No. A landlord cannot evict a tenant without a court order. Self-help evictions – changing locks or removing belongings – are all against the law, and a tenant can sue if this occurs.

5. What Should An Owner Do If An Eviction Notice Is Required?

Owners should confirm that eviction notices are lawful, properly served, and supported by documentation. Legal consultation can help avoid errors that delay or dismiss a case.

6. Are There Special Protections For Families, Seniors, Or People With Disabilities?

Yes. San Francisco law provides additional safeguards for families with children, seniors, and individuals with disabilities. Owners must account for these protections, which may delay or restrict eviction efforts.

7. What Resources Can Help A Tenant When Facing An Eviction In San Francisco?

Tenants have access to resources including local tenant organizations, legal aid, and city agencies. Owners should be aware that this support can make eviction cases more complex and require thorough compliance.

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The materials available on this website are for informational purposes only and are not intended to provide legal, financial, or professional advice. You should consult with appropriate professionals, such as attorneys or financial advisors, to obtain advice specific to your situation. No action or inaction should be based solely on the content provided on this site without seeking expert advice tailored to your needs.

The information presented on this website may not reflect the most current developments in property management or related fields. We disclaim all liability for actions taken or not taken based on the information provided here to the fullest extent permitted by law.

Sources

Official & Legal:

• San Francisco Rent Ordinance (SF Administrative Code Chapter 37):
  https://sf.gov/rent-board-laws

• SF Rent Board Eviction Notices & Petitions:
  https://sf.gov/information/evictions-and-rent-board-petitions

• California Civil Code §§ 1946.1, 1947.3, 1954
  https://leginfo.legislature.ca.gov

• California Code of Civil Procedure §§ 1161–1179.03 (Unlawful Detainer Law):
  https://leginfo.legislature.ca.gov/faces/codes.xhtml

Local Advocacy & Tenant Resources:

• Eviction Defense Collaborative:
  https://evictiondefense.org

• Legal Assistance to the Elderly SF:
  https://laesf.org

• SF Right to Counsel Program (Tenant Right to Representation):
  https://sfadc.org

Government Agencies:

• California Department of Consumer Affairs – Landlord/Tenant Handbook:
  https://www.dca.ca.gov/publications/landlordbook

• U.S. Department of Housing and Urban Development (HUD) – Fair Housing Act:
  https://www.hud.gov/program_offices/fair_housing_equal_opp

Statistics (For “Human Cost of Eviction” Section):

• SF Department of Public Health Annual Health Impact Report (2023)
  https://www.sfdph.org

• Urban Displacement Project – Eviction & Displacement Maps:
  https://www.urbandisplacement.org