Pittsburg, CA • Serving East Contra Costa County
Navigating the landscape of rental property management is always evolving, and California’s new laws bring material changes every owner must address now. Among the most consequential: Assembly Bill 2347 (AB 2347) extends the period tenants have to respond to eviction notices from five to ten business days, effective January 1, 2025.
This shift isn’t just about extra days — it raises the bar on documentation, communication, and procedural rigor. Landlords must adapt their systems to stay compliant and reduce legal risk. That makes professional property management an increasingly critical strategy in this new regulatory environment.
The Impact on East Contra Costa Landlords
East Contra Costa County, with its diverse mix of urban and suburban communities like Antioch, Pittsburg, and Oakley, presents a unique set of challenges for AB 628 compliance. The region’s housing market, dominated by single-family homes (67% of the housing stock) and a significant number of rental properties (over 135,000 renter households), means that many small-scale landlords will be directly affected by this new law [2].
What Has Changed & Why It Matters
• Under revised California Code of Civil Procedure Section 1167, defendants in an unlawful detainer now have 10 court days (excluding weekends and holidays) to file an answer — double the prior five-day window.
• If the landlord serves by mail or under the Secretary of State’s address confidentiality program, tenants receive an extra 5 court days.
• Landlords must now file proof of service at least three days before seeking default.
• For demurrers or motions to strike, hearings must generally be scheduled within 5 to 7 court days of filing (unless “good cause” requires delay), and parties may respond orally or in writing under new rules.
• Written oppositions to a motion must be filed at least one day before the hearing — though courts may accept late filings at their discretion.
Because tenants now have more time and additional procedural safeguards, the margin for error by landlords narrows. Any misstep in notice, filing, or recordkeeping can cause costly delays or render a default judgment invalid.
What Owners Should Document (and Track) Today
To stay ahead, owners should institute a rigorous documentation protocol. Key items to document and systems to build include:
1. Eviction-related forms and notices
• Update templates (e.g. notice to pay or quit, cure, demand letters, termination notices) to reflect the new 10-day response window.
• Clearly state response deadlines, including any extended days for mail service, to avoid ambiguity.
2. Proof of Service & Timing Logs
• Maintain stamped copies and chain-of-custody records (date, time, method, server) for every notice or court paper served.
• File (or prepare to file) proof of service with the court at least three days before requesting default judgment.
3. Tenant Communications
• Log all contacts (phone, email, text, in person), decisions, and tenant responses.
• Save copies of written correspondence and document the date and method of delivery.
4. Photographic & Video Evidence (if required locally or by lease)
• Document property condition before, during, and after tenancy (especially when ending tenancy or during inspection).
• Ideally include date-stamped photos or video of key areas: entryway, living spaces, damage, compliance with habitability standards.
5. Internal Audit Trail
• Track each procedural step in a case: when notices were drafted, served, when responses were due, when motions filed, hearings scheduled, oppositions filed.
• Use a calendar or case-management software to flag upcoming deadlines and avoid lapses.
6. Legal Correspondence & Court Filings
• Keep complete versions of all pleadings, motions, oppositions, court orders, and notices of hearing.
• Retain proof of service on these filings, especially for motions and oppositions.
7. Continuing Education & Compliance Review
• Periodically review local ordinances (cities or counties may impose stricter rules than state minimums).
• Train property management staff and agents on the new rules, timelines, and potential pitfalls.
Why Professional Management Is No Longer Optional
With tighter timelines, more procedural complexity, and increased tenant protections, many property owners will find it harder to stay fully compliant on their own. A professional property manager or legal team can:
• Ensure accuracy and legal sufficiency of eviction notices, motions, and service methods
• Maintain robust tracking systems and guard against missed deadlines
• Serve as liaison with legal counsel or courts, reducing owner exposure
• Help coordinate communication, inspections, and documentation in a defensible, consistent way
In this new regulatory landscape, professional oversight often shifts from a luxury to a prudent necessity.