Filing a small claims case as a landlord in California can seem daunting, but with the right knowledge and preparation, you can navigate the process smoothly. This guide will walk you through the essentials, from understanding the filing limits to the step-by-step procedure for filing a claim. Whether you're dealing with unpaid rent, property damage, or other tenant-related issues, this guide is here to assist you.

Understanding Filing Limits in California

In California, small claims court is designed to handle disputes involving smaller amounts of money. The maximum amount you can claim as a landlord is $10,000 if you are an individual. For businesses or representatives of corporations, the limit is $5,000 per claim. It's also important to note that you cannot file more than two claims exceeding $2,500 in a calendar year.

However, there is an exception for claims related to unpaid rent due to COVID-19. Under California law, landlords can file small claims cases for any amount of COVID-19 rental debt, even if it exceeds the usual limits. This provision aims to help landlords recover losses incurred during the pandemic.

Step-by-Step Guide to Filing a Small Claims Case

1. Determine Eligibility: Make sure your claim fits within the small claims criteria, particularly noting the exception for COVID-19 rental debt if applicable.
2. Gather Evidence: Collect all necessary documentation, such as lease agreements, rent payment records, repair bills, photographs of property damage, and any correspondence with the tenant. This evidence will support your case.
3. Complete Court Forms: Obtain and fill out the necessary forms. The primary form is the Plaintiff’s Claim and Order to Go to Small Claims Court (Form SC-100). You can get this form from the court's website or in person at the courthouse.
4. File Your Claim: Submit the completed forms to the small claims court. There is a filing fee, which varies based on the amount you are claiming:
5. $30 for claims up to $1,500
6. $50 for claims between $1,500 and $5,000
7. $75 for claims between $5,000 and $10,000
8. Serve the Defendant: The tenant must be formally notified of the claim. This is called "service of process" and must be done by someone other than yourself, such as a process server or the sheriff’s department. The service must be completed at least 15 days before the court date if the tenant lives in the same county where the court is located, or 20 days if they live in a different county. For more information on serving the defendant, visit the California Courts Self-Help Guide.
9. Prepare for Court: Organize all your evidence and be ready to present your case clearly and concisely. Practice explaining your case and be prepared to answer questions from the judge.
10. Attend the Hearing: Arrive at court on the scheduled date and time. Dress appropriately and be respectful in court. Present your evidence and make your case to the judge.
11. Receive the Judgment: After hearing both sides, the judge will make a decision. If you win, the court will issue a judgment in your favor. You may need to take additional steps to collect the judgment if the tenant does not pay voluntarily. For guidance on collecting your judgment, refer to the California Courts Self-Help Guide on Collecting a Judgment.

How to prepare a Small Claims Demand Letter