L.A. Mun. Code ch. XV art. 1; ch. XVI art. 5 § 151.25
ELLIS ACT PROVISIONS - CIVIL PENALTIES FOR OFFERING UNITS FOR RENT WITHIN TWO YEARS OF WITHDRAWAL (Los Angeles Rent Stabilization Ordinance and Just Cause for Eviction Ordinance)
Operative Text
(Added by Ord. No. 177,901, Eff. 9/29/06.) If a rental unit that was the subject of a Notice of Intent to Withdraw pursuant to the provisions of Subsection A. of Section 151.23 is offered for rent or lease within two years of the date of withdrawal of the rental unit from the rental market: A. The landlord shall be liable to any tenant or lessee who was displaced from the property for actual and exemplary damages. Any action by a tenant or lessee pursuant to this section shall be brought within three years of withdrawal of the rental unit from rent or lease. Nothing in this section precludes a tenant from pursuing any alternative remedy available under the law; and B. The City may institute a civil proceeding against any landlord who has again offered a rental unit for rent or lease subject to this section, for exemplary damages for displacement of tenants or lessees. Any action by the City pursuant to this section shall be brought within three years of the withdrawal of the rental unit from rent or lease. C. Pursuant to California Government Code Section 7060.3, the City may apply the constraints as set forth in this section to a successor in interest of a landlord who has withdrawn a rental unit from rent or lease, by recording a notice, to be indexed in the grantor-grantee index, with the County Recorder which shall specifically describe the property where the rental unit is located, the dates applicable to the constraints and the name of the owner(s) of record of the property. (Added by Ord. No. 184,873, Eff. 6/4/17.)
Under L.A. Mun. Code § 151.25, a landlord who withdraws rental units from the market under the Ellis Act and then re-offers those units for rent or lease within two years of withdrawal faces exposure to civil liability—including actual and exemplary damages payable to displaced tenants—as well as a potential civil action brought by the City. The rule also allows the City to record a notice with the County Recorder that binds successor owners to the same constraints, ensuring the two-year restriction travels with the property.
Plain English — not legal advice.
Operators who have filed a Notice of Intent to Withdraw under the Ellis Act should be aware that § 151.25 imposes a two-year period during which re-offering a withdrawn unit for rent or lease can trigger liability for actual and exemplary damages to displaced tenants, plus a separate civil action by the City. Compliant operators typically track the exact withdrawal date for each affected unit and document any recorded County Recorder notices, since those notices can bind a subsequent purchaser to the same constraints under California Government Code § 7060.3.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 151.25 of the L.A. Municipal Code gives tenants who were displaced through an Ellis Act withdrawal the right to seek actual and exemplary damages if their former landlord re-offers the unit within two years of the withdrawal date, and any such claim must be filed within three years of that withdrawal date. The provision also preserves the right to pursue other available legal remedies, so displaced tenants may wish to consult a tenant-rights organization or legal aid office to understand the full range of options, including whether the City's own civil enforcement authority under § 151.25 is relevant to their situation.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated September 4, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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