LA's Just Cause for Eviction Ordinance (JCO) and California's AB 1482 both restrict landlords from ending tenancies without a specific permitted reason. But they aren't the same rule. JCO is a Los Angeles city ordinance; AB 1482 is a statewide statute. When both apply — as they do for most LA rental units — JCO controls because it's typically stricter. The tighter rule wins. This article walks through the four differences that matter in practice.
Difference 1: Coverage
The biggest difference is which properties are covered.
AB 1482 exempts:
- Properties built within the last 15 years (rolling exemption)
- Single-family homes with proper individual-owner exemption notice
- Owner-occupied duplexes where the owner has continuously resided
- Deed-restricted affordable housing
JCO covers:
- Virtually all Los Angeles residential rental units, including single-family homes and condos
- Regardless of build year
- Regardless of ownership structure
- With very few exemptions (owner-occupied duplex is one narrow category)
Result: an LA property that's exempt from AB 1482 is often still covered by JCO. A brand-new 2024 apartment building in LA is not covered by AB 1482 (built within the last 15 years) but IS covered by JCO.
Difference 2: Just-cause categories
Both statutes list specific permitted reasons for eviction, but the categories differ.
AB 1482 permits eviction for:
- Non-payment of rent
- Material lease violation
- Nuisance
- Waste
- Criminal activity affecting the premises
- Refusal to sign a similar lease renewal
- Owner move-in (with restrictions)
- Withdrawal from rental market
- Compliance with government order
- Substantial rehabilitation
JCO permits eviction for a similar list, but:
- JCO adds additional procedural requirements — for example, notice requirements before a nuisance eviction differ
- JCO's owner move-in category has stricter conditions (60-day notice, one-year owner occupancy requirement, relocation assistance)
- JCO explicitly protects certain tenant classes (elderly, disabled, families with children) from certain no-fault categories in ways AB 1482 does not
For a landlord acting under JCO, following the JCO procedure will typically also satisfy AB 1482. But following only AB 1482's simpler procedure will usually not satisfy JCO.
Difference 3: Relocation payments
Both statutes require relocation assistance for no-fault evictions. The amounts differ substantially.
AB 1482 relocation: one month of rent, or waiver of the last month's rent.
JCO relocation: significantly higher amounts, structured on a schedule that depends on the tenant's income, household size, and length of tenancy. Amounts commonly range from $9,000 to $23,000 or more per unit.
Difference 4: Enforcement
AB 1482 is enforced through private civil litigation. A tenant claiming a violation must file a lawsuit or defend an unlawful detainer with the AB 1482 defense.
JCO is enforced by both private litigation AND the LA Housing Department (LAHD). LAHD can investigate complaints, impose administrative fines, and refer cases for prosecution. Landlords facing JCO enforcement can face both civil liability and administrative penalties.
For a landlord, this means JCO violations carry more enforcement risk. A tenant who might not have the resources to bring a private lawsuit can file a free complaint with LAHD.
Which rule applies to your property
The simple answer for most Los Angeles residential rentals: both apply, and JCO controls where they differ. A landlord who follows JCO will almost always satisfy AB 1482 as well.
The specific situations to watch:
- New construction (under 15 years old): AB 1482 exempt, JCO covers. Follow JCO.
- Older buildings: both apply. Follow JCO (stricter).
- RSO-covered units: RSO rent rules control the rate; JCO controls the eviction procedure. AB 1482 falls to the bottom of the stack.
- Owner-occupied duplex: both may have narrow exemptions that apply. This is a review-required case — don't self-diagnose.
What to do next
LandlordOS classifies each of your properties by the ordinances that apply and shows which one controls each specific requirement. For a typical LA property, you'll see both JCO and AB 1482 flagged as active, with the engine noting which one controls where they differ.
Add your property to get the specific classification for your case.