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More Unlawful Detainer Actions Will be Filed It's nearly impossible to find a new place to live, pack, and move in 3 days, tenants are more likely to stay in the unit after the expiration of a 3 -day notice versus a 30/60 -day notice. Thus, it is more likely that tenants will have an unlawful detainer action filed against them. Having a UD judgment on your rental history makes it nearly impossible to get approved for new rental housing. Tenants More Likely to Have to Page Attorney's Fees Awards Many courts have attorney fee schedules that limit the amount of attorney's fees that can be awarded in unlawful detainer actions (often it is limited to a flat $500 or $750). However, if the case was more complicated, the court generally has discretion to award a higher amount. Because `for -cause' cases take more work to prove, landlords are more likely to be able to obtain higher awards which tenants have to pay. The average `for -cause' case that results in a pre-trial settlement incurs nearly $5,000 in attorney fees. However, in nuisance cases that went to trial it's not unusual for the fees to approach $15,000420,000. Most leases have an attorney's fee provision, which makes the tenants responsible for paying the landlord's costs to go to court. More Critical Landlords `For -cause' cases take a lot of evidence to prove. It is helpful to be able to show a long pattern of misbehavior in support of a case. Thus, tenants are more likely to be under a microscope when the landlord is subject to `just cause' requirements. Every rule violation will result in lease violation notices being served and every minor incident will be documented in tenants' files. Tenant advocates might say that this is a good thing because landlords should have to document and give warnings, but many tenants say they felt like the practices are too much. Conclusion As I have highlighted throughout this letter, there's an overwhelming amount of evidence that shows why `just cause' eviction ordinances are not appropriate solutions to a community's housing issues. Not only do they impede a rental housing provider's progress in providing quality rental housing, such ordinances are legally unnecessary and ultimately hurt tenants. CAA thanks you for allowing us to be a resource to the City of Santa Ana, please do not hesitate to contact us on any issues related to rental housing policy or if you have any questions on the contents of this letter. I can be reached directly at 951-809-4423 or MBuck@caanet.org. Sincerely, Matthew Buck Vice President of Public Affairs California Apartment Association Cc: Mayor Pro Tem Michele Martinez Councilmember Vicente Sarmiento Councilmember Jose Solorio Councilmember David Benavides Councilmember Juan Villegas Councilmember Sal Tinajero