San Francisco is a strong just-cause jurisdiction. Under Section 37.9 of the Administrative Code, a landlord can only terminate a covered tenancy for one of 16 specifically enumerated grounds. No other reason is legally sufficient. Getting the grounds right is critical — serving a notice on the wrong ground makes the notice defective and the tenant can defeat the eviction on procedural grounds alone. The 16 grounds fall into three categories: at-fault (tenant behavior), no-fault (landlord circumstances), and procedural (legal technicalities).
Category 1: At-fault grounds (5)
These require the tenant to have done something wrong. They do not trigger relocation payments.
1. Non-payment of rent (§ 37.9(a)(1)) The tenant failed to pay lawful rent. Notice: 3-day notice to pay or quit. If the tenant pays or cures within the 3-day period, the eviction fails.
2. Habitual late payment (§ 37.9(a)(2)) The tenant has repeatedly paid rent late — typically defined as more than 3 late payments over a 12-month period, though case law varies. Notice: 3-day notice.
3. Bounced checks (§ 37.9(a)(3)) Three or more of the tenant's rent checks have been returned for insufficient funds within a 12-month period. Notice: 3-day notice.
4. Breach of lease (§ 37.9(a)(4)) The tenant is in material violation of a rental agreement covenant, other than payment of rent. Notice: 3-day notice to cure or quit if curable; 3-day notice to quit if not curable.
5. Nuisance or damage (§ 37.9(a)(5)) The tenant is committing or permitting a nuisance in the unit, or is causing substantial damage or interfering with the comfort, safety, or enjoyment of others in the building. Notice: 3-day notice.
Category 2: Procedural grounds (5)
These involve legal or lease compliance issues that aren't inherently "fault" but must be established.
6. Illegal use (§ 37.9(a)(6)) The tenant is using the unit for an illegal purpose. Notice: 3-day notice.
7. Refusal to sign similar lease renewal (§ 37.9(a)(7)) Following the expiration of a fixed-term lease, the tenant refuses to sign a renewal on substantially the same terms. Notice: 30-day or 60-day notice depending on tenancy length.
8. Denial of access (§ 37.9(a)(8)) The tenant has denied the landlord reasonable access to the unit for permitted purposes (inspection, repairs, showing to prospective buyers/renters). Notice: 3-day notice to cure.
9. Unapproved subtenant remaining (§ 37.9(a)(9)) After the original tenant vacates, an unapproved subtenant remains. Notice: 3-day notice.
10. Roommate/family member issues (§ 37.9(a)(15)) Sub-category with specific rules regarding adding roommates without landlord approval.
Category 3: No-fault grounds (6)
These are the highest-stakes categories. The tenant hasn't done anything wrong, but the landlord has a permitted business reason to terminate the tenancy. All no-fault categories trigger relocation payment obligations under Section 37.9C.
11. Owner or relative move-in (§ 37.9(a)(8)) The landlord (or a specified close relative) seeks to move into the unit as their principal residence for at least 36 months.
Strict requirements:
- Cannot be exercised if a comparable unit in the same building is available
- Cannot displace a "protected" tenant (elderly 60+, disabled, terminally ill, or with children in school) unless the landlord is also protected
- The landlord/relative must actually move in and remain 36+ months
- Fraudulent OMI (moving in for less than 36 months) creates liability for triple damages plus attorney fees
Notice: 60-day notice (or 30-day for tenancies under 1 year). Relocation payment required.
12. Condominium conversion sale (§ 37.9(a)(9)) The landlord seeks to sell the unit following an approved condominium conversion. Notice: 60-day. Relocation required.
13. Demolition (§ 37.9(a)(10)) The landlord seeks to demolish the building or permanently remove the unit from housing use, with all necessary permits obtained in advance. Notice: 60-day. Relocation required.
14. Capital improvement (§ 37.9(a)(11)) The landlord needs to temporarily vacate the unit to perform capital improvements approved by the Rent Board or building department. The tenant has the right to return upon completion. Notice: 60-day. Relocation and specific procedural requirements apply.
15. Substantial rehabilitation (§ 37.9(a)(12)) The landlord seeks to perform substantial rehabilitation requiring vacancy for an extended period. Notice: 60-day. Relocation required. Higher procedural bar than capital improvement.
16. Ellis Act withdrawal (§ 37.9A) The landlord seeks to withdraw all units in the building from the rental market permanently. Governed by both SF Section 37.9A and California Government Code § 7060 (the Ellis Act). Notice: 120 days minimum, with strict filing requirements at the Rent Board.
Relocation payments for no-fault evictions
Section 37.9C establishes relocation payment obligations for the six no-fault categories. For 2026, the base amounts (adjusted annually):
- Base per tenant (adult): approximately $8,900
- Additional for elderly tenants (60+): approximately $5,900 additional
- Additional for disabled tenants: approximately $5,900 additional
- Additional for households with minor children: approximately $5,900 additional
- Maximum per unit: capped at approximately $26,700
For lower-income tenants displaced for capital improvement (§ 37.9(a)(11)) for more than 3 months, additional Uniform Relocation Act payments may apply.
Payment timing for no-fault
The Rent Board requires the relocation payment schedule to be complied with before or at the time of service of the notice or per the specific procedures for that ground. Late payment doesn't cure a defective service.
Protected tenant status
Certain tenants are entitled to enhanced protections against no-fault evictions:
- Elderly (age 60 or older) with 10+ years of tenancy at the property
- Disabled with 10+ years of tenancy
- Terminally ill with 5+ years of tenancy
- Family with a child under age 18 who is enrolled at a school in the SF Unified School District, during the school year
Owner move-in evictions against protected tenants are prohibited unless the landlord/relative is themselves in a protected category and requires the unit.
What isn't just cause
Some common landlord grievances that are NOT permitted grounds for eviction:
- Wanting to renovate for aesthetic reasons
- Wanting a higher-paying tenant
- Personality conflict with the tenant
- Tenant filed a Rent Board petition
- Tenant complained about habitability
- Tenant lawfully organized with other tenants
- Owner wants to convert to short-term rental
- Owner wants to sell (unless via approved condo conversion, § 37.9(a)(9))
Notices served on any of these grounds are defective. Retaliatory evictions in response to protected tenant activity are separately actionable and can result in triple damages.
A specific worked example
Consider a landlord who wants to move into unit #2 of their 4-unit building in the Sunset. The building has one long-term elderly tenant (12 years, age 72) in unit #1, and three other tenants of shorter duration.
- Ground: owner move-in (§ 37.9(a)(8)) — permitted in principle
- Protected tenant check: the elderly tenant in unit #1 has 12 years of tenancy and is 72 — protected
- Which unit for OMI? The landlord cannot displace the protected tenant unless landlord is also protected
- Result: the landlord can serve OMI notice on units #2, #3, or #4 but must exercise on a specifically-designated unit and demonstrate the landlord/relative will actually occupy that unit for 36+ months
- Notice period: 60 days
- Relocation: required per Section 37.9C — approximately $8,900 base per adult tenant plus applicable supplements
- Timing of relocation payment: at or before service of the 60-day notice
What to do next
If you're contemplating an eviction — for any reason — the ground you choose determines everything: notice period, procedural requirements, relocation obligations, and potential liability if the notice is defective.
The LandlordOS engine will surface applicable just-cause grounds for each SF property once encoded, and will flag procedural requirements for whichever ground you're pursuing. Add your property to see the specific requirements for your situation.