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Strategies to Delay Eviction Proceedings in Riverside, California

Facing eviction in Riverside, California, due to rent arrears or lease violations? Don’t panic. There are legal defenses at your disposal to contest the eviction in court. As per California law, landlords must issue proper notice to tenants regarding outstanding rent, lease breaches, or the need to vacate. Only if the tenant fails to comply with the landlord’s demands can the eviction process begin.

Delaying the Eviction:

  • Addressing the Issue: If possible, comply with the notice by paying rent due or correcting lease violations. This can often stop the eviction entirely.
  • Pre-Judgment Claim Loophole: If your landlord hasn’t included a “pre-judgment claim of right to possession,” someone not named in the notice can delay the eviction by filing a third-party claim at the last minute.
  • Bankruptcy Automatic Stay: Filing for bankruptcy may trigger an “automatic stay” that temporarily halts the eviction process, giving you time to explore solutions.

Understanding Pre-Judgment Claims of Right to Possession

When a landlord initiates an eviction, they can opt to serve a ‘pre-judgment claim of right to possession’ to any unidentified occupants. This notice informs these unnamed occupants of the impending eviction action and their right to contest it in court. Failure to respond by completing and submitting the pre-judgment claim form to the court relinquishes their rights to the property and any tenancy claims.

However, if the landlord fails to utilize this claim, individuals residing on the property but not named in the lawsuit can delay eviction by filing a ‘third-party claim of right to possession’ at the last minute. This filing prompts a court hearing to determine the legitimacy of the claimant’s right to be included in the eviction action. If deemed legitimate, the landlord may be required to restart the eviction process, extending the timeline. Filing a pre-judgment claim can stall eviction proceedings by up to 5 days.

Know Your Rights:

  • Proper Notice: Before an eviction lawsuit can be filed, your landlord must provide you with a written notice detailing the reason for eviction and what you need to do to avoid it.
  • Defenses: You have the right to challenge the eviction in court for various reasons, such as procedural errors, landlord violations, or inability to pay due to hardship.
  • Third-Party Claims: If you live with someone not named in the eviction notice, they can file a “third-party claim of right to possession” and potentially delay the process.

Exploring Automatic Stay Protections

Bankruptcy filing triggers an ‘automatic stay,’ halting landlords from initiating or continuing any eviction proceedings that existed or were pending before the bankruptcy filing. Landlords are also prohibited from attempting to collect overdue rent payments during this period.

However, if the landlord secures a possession judgment before the bankruptcy filing, the automatic stay won’t prevent eviction. To remain in the property during this critical phase, tenants must deposit the full rent owed within 30 days of filing for bankruptcy, accompanied by a certification of their ability to clear the arrears. Failure to meet these requirements renders the automatic stay ineffective against eviction.

Additional Strategies and Resources to Consider

  1. Seek Legal Assistance: Don’t hesitate to consult with a qualified attorney who specializes in landlord-tenant law or bankruptcy proceedings. They can provide personalized advice based on your situation and help you explore all available legal defenses.
  2. Document Everything: Keep detailed records of all communication with your landlord, including notices, correspondence, and any repairs or maintenance issues. These records can be crucial evidence in your defense during eviction proceedings.
  3. Negotiate with Your Landlord: If possible, try to negotiate a repayment plan or address any lease violations with your landlord outside of court. Many landlords are willing to work with tenants to avoid the time and expense of eviction proceedings.
  4. Explore Rent Assistance Programs: Riverside County and California state offer various rent assistance programs for eligible tenants facing financial hardship. These programs can help you cover past due rent and avoid eviction. Contact local housing authorities or community organizations for more information.
  5. Know Your Rights: Familiarize yourself with California’s tenant protections and eviction laws. Understanding your rights as a tenant can empower you to challenge unjust eviction attempts and assert your legal defenses in court.
  6. Consider Mediation or Arbitration: Mediation or arbitration can be alternative dispute resolution methods that allow you and your landlord to reach a mutually acceptable agreement outside of court. These processes can be faster and less adversarial than traditional eviction proceedings.
  7. Stay Informed: Stay updated on any changes to eviction moratoriums, rent relief programs, or other relevant laws and regulations in Riverside County and California. Being informed about your rights and available resources can help you make informed decisions throughout the eviction process.

Remember, facing eviction is a stressful experience, but you are not alone. By proactively seeking assistance, understanding your rights, and exploring all available options, you can increase your chances of delaying eviction proceedings and finding a resolution that works for you.

Consult Experienced Bankruptcy Lawyers in Riverside

If you’re navigating eviction and debt challenges in Riverside, our empathetic legal team at Kostopoulos Bankruptcy Law is here to help. With a commitment to providing exceptional legal representation, our attorneys, recognized among America’s Top 50 Consumer Bankruptcy Attorneys, are ready to advocate for your rights under the law. Contact us today for expert guidance through your eviction and debt resolution journey.


To schedule a free consultation with a Certified Consumer Bankruptcy Specialist, please call (877) 969-7482 or contact us online.