Whatever kind of property you own and however you came to own it, we handle the eviction. At Barry Lee O'Connor and Associates, we file evictions for every property type in Southern California, from apartments and single-family homes to commercial space, mobile home parks, HOA condos, foreclosed properties, and trust-held rentals, across Riverside, San Bernardino, and Orange Counties. We represent the owner's side only, never tenants. Our clients include individual landlords and property owners, property management companies, banks, loan servicers and lenders, corporations, trusts and estates, cities and counties, and federal agencies. Whatever your role, if you own or manage the property and need to recover possession, we can help. With more than 70,000 eviction cases filed since 1988, we know which statutes apply, which courthouse handles your filing, and how to avoid the mistakes that cause delays. Call our eviction attorney today at (951) 689-9644 or contact our office to schedule a consultation. 1. Private Rental Homes and Condominiums Single-family homes and condos come with their own issues: many are exempt from AB 1482 rent control, but only if the correct disclosure was served. We confirm your exemption, serve the right notice, and take the case through to a lockout. For an owner renting out one or two properties, this is often the most valuable asset they hold, and we treat it that way. Attorney Barry Lee O’Connor handles all aspects of single-family and condo evictions. 2. Residential Apartments and Multi-Family Communities Apartment communities and multi-family buildings are the evictions we handle most. Whether the problem is non- payment, a lease violation, or a holdover tenant, we manage the notice, filing, trial, and lockout so your units turn over quickly and correctly. High-volume owners and on-site managers rely on us to keep cases moving across an entire portfolio, which is the core of our apartment and multi-family eviction work. 3. Commercial Property Evictions Commercial tenants don't get the same protections residential tenants do, and that changes the strategy. Under CCP Section 1161.1, a commercial landlord can state the rent owed within a reasonable margin and accept partial payments without giving up the right to evict. We handle commercial evictions including office, retail, and industrial evictions, including lease enforcement and holdover disputes. 4. Mobile Home Park Evictions under the Mobilehome Residency Law Mobile home park evictions run under their own set of laws, separate from standard residential rules. The California Mobilehome Residency Law (Civil Code Sections 798-799.11) governs parks where residents own their mobile home but rent the space beneath it. A park can't end a tenancy without a specific legal reason, and the notice periods, cure windows, and hearing steps differ from those for apartments or houses. We represent park owners and operators in drafting compliant notices, filing the right action, and coordinating with local authorities to enforce court orders. 5. HOA and Condo Association Evictions Renting out a condo or townhome inside a Homeowners Association adds risk. When a tenant keeps breaking the rules, the association doesn't fine the tenant, it fines you, the owner, and files liens against your unit. As long as your lease incorporates the HOA's CC&Rs, a tenant's ongoing violations are a material breach. We serve strict 3-Day Notices to Cure or Quit and, if the tenant doesn't comply within three days, file to evict and stop the fines. If your lease doesn't reference the HOA rules, your options narrow, so it's worth having an attorney update your agreements before you place tenants in these communities. 6. Post-Foreclosure and Lender Property Recovery Buying at a trustee's sale or completing a foreclosure isn't finished until you actually have possession, and former owners or holdover tenants often refuse to leave. Removal follows a specific path under California Code of Civil Procedure Section 1161a, not the standard residential rules. We confirm the Trustee's Deed Upon Sale is recorded, serve the required notices (a 3-Day for former owners, a 90-Day for legitimate tenants), file the post-foreclosure Unlawful Detainer, and challenge sham leases signed to block the sale. We represent banks, mortgage servicers, real estate investors, and auction buyers in Riverside County, San Bernardino County, and Orange County. 7. Trust and Estate Evictions for Fiduciary Property Managers When an owner passes away or a living trust moves to a successor trustee, the rentals often come with tenants who are behind on rent or refusing to deal with the new ownership. As a trustee or executor, a botched eviction can expose you personally to claims from beneficiaries or the probate court. We establish your standing with certified trust certificates or Letters Testamentary, sort out the occupant's rights, and handle the notice and filing sequence. If the previous owner never served the required AB 1482 disclosure, AB 1482's Just Cause rules come back into play.

Recover Your Property No Matter How You Acquired It Every day a holdover occupant stays is lost income and added liability. Whatever the property and whatever your role, from an individual landlord to a bank, a trust, or a government agency, the process has to be done right. Barry Lee O'Connor and Associates A PLC represents property owners across Southern California and is ready to go to work for you. Call (951) 689-9644 or fill out a Landlord Case Evaluation Form and we will contact you.