AB 2347 (effective January 2025) extended the California tenant response window for unlawful detainer (UD) filings from 5 court days to 10. Intended to reduce default evictions.
An unlawful detainer is the California lawsuit a landlord files to evict a tenant. Before AB 2347, tenants had 5 court days to file a response after being served. The amendment doubled that window to 10 court days.
Practical effect: eviction timelines extend slightly. Tenants who would have missed the 5-day deadline often now file responses, converting "default" evictions (fast) into contested ones (slower).
For LA multifamily buildings with existing eviction exposure, AB 2347 adds roughly 1-2 weeks to average unlawful detainer timelines. Factor into hold-period planning and pro forma. Affects value-add buyer underwriting that assumes specific turnover velocities.
From the Sterman LA Multifamily Glossary — defined the way a broker with $1.41 billion across 254 closed transactions actually uses these terms.
Michael Sterman, Senior Managing Director Investments, Marcus & Millichap.
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