Law Office of David Piotrowski

Law Office of David Piotrowski We represent landlords with eviction cases. Contact us to begin the tenant eviction process.

The Law Office of David Piotrowski represents landlords in Los Angeles county, Ventura County, Santa Barbara County, and Orange County.

06/05/2026

I haven’t posted about our monthly service plan for landlords in quite a while, so here’s a quick reminder.

Our landlord plan is good for those who have ongoing questions about landlord-tenant law and evictions and want easy access to an attorney.

https://www.attorneydavid.com/monthly-legal-service-plan-llt/

Landlords, your support and trust means so much to me. Thank you for allowing me to assist with your tenant eviction cas...
06/04/2026

Landlords, your support and trust means so much to me. Thank you for allowing me to assist with your tenant eviction case.

06/03/2026

Bookmark this post to keep an eye on yesterday's election results in California.

Select the "Contest" dropdown to select the results you want to see (Governor, LA Mayor, etc).

https://results.lavote.gov/ =2026&election=4338

You can't avoid getting served with an eviction by running away from the process server.Here's a recent story.My process...
06/02/2026

You can't avoid getting served with an eviction by running away from the process server.

Here's a recent story.

My process server went to serve someone with an eviction. The server knocked on the door and the person answered. When the person learned that the server was there to serve the eviction, he decided to run down the street and up a nearby mountain. This is considered a valid serve, even though the person ran away and refused to accept the papers in his hand. Running away doesn't magically mean he wasn't served.

06/01/2026

Rent control sounds compassionate. But the evidence shows it creates more problems than it solves.

I've watched California cities and other jurisdictions implement these policies with good intentions, only to make housing less affordable and harder to find. The data backs this up.

A 2024 comprehensive review of rent control literature published in the Journal of Housing Economics found that while rent controls slow rent growth for existing tenants, they lead to "a wide range of adverse effects affecting the whole society." The same study confirmed what economists have known for decades - these policies reduce overall housing supply.

In San Francisco, research from Stanford shows rent control caused landlords to reduce rental housing supply by 15%, which pushed city-wide rents UP by 5.1%. Yes, rent control actually increased rents across the city.

In Catalonia, Spain, a stringent 2020 rent control policy initially reduced average rents, but that effect vanished after just one year due to a 30-32% decline in rental housing supply. Working class properties lost 1 billion euros in value while tenants only gained 8 million euros from reduced rents. That's not a win for anyone.

A 2026 study on St. Paul, Minnesota found that after rent control passed in 2021, average property values fell 4-5.5%. Upper-income renters gained more than lower-income renters, while small landlords lost the same as large landlords. The policy hurt exactly who it was supposed to help.

Recent research on U.S. cities found that restrictive rent control reforms are associated with a 10% reduction in total rental units. When you cap returns, you destroy the incentive to provide housing.

What happens when landlords can't get market returns? They convert rentals to condos. They stop maintaining properties. They exit the market entirely. Supply drops. Rents for uncontrolled units spike. And the people who need housing most get priced out completely.

Market prices aren't arbitrary. They signal where housing is needed, where to build, where to invest. When government overrides those signals with artificial caps, the market doesn't just comply - it contracts.

Want affordable housing? Build more of it. Streamline permitting. Stop punishing landlords for providing a service people need. Create actual supply instead of pretending price controls will magically make scarcity disappear.

Rent control is a policy that is "popular" with politicians but makes housing worse. California needs solutions that work in the real world, not just in press releases.

Sources:

https://www.sciencedirect.com/science/article/pii/S1051137724000020

https://www.nber.org/papers/w24181

https://www.anderson.ucla.edu/sites/default/files/document/2024-04/CARRER_Abel%20Carrer%20Luque%202024.pdf

https://ideas.repec.org/a/eee/juecon/v152y2026ics0094119026000161.html

https://www.sciencedirect.com/science/article/pii/S1051137725000221

06/01/2026

Too many California property owners don't know about SB 602. This law could save months of hassle if you ever deal with trespassers, if (and it's a big if), the government would actually enforce this law.

Here's what changed in 2024 with SB 602:

Now you can file a single trespass letter with your local law enforcement agency that's valid for up to 12 months.

Once it's on file, law enforcement can remove trespassers without requiring you to go through a lengthy court-ordered eviction process.

The request can be submitted using a form provided by your local law enforcement agency.

When trespassers show up, every day counts. The longer they're there, the more complicated removal becomes. Having this documentation already on file with law enforcement means faster action when you need it.

This is a tool that gives property owners more options without automatically forcing them into a months-long unlawful detainer case.

If you own property in California, especially in areas where trespassing is a concern, consider filing one of these letters now.

The problem, though, is that law enforcement is regularly treating more trespasser and squatter problems as civil matters. Law enforcement are defaulting to the "we can't help without a court order" response when squatters claim any form of residency or show fake documents. They don't want the potential liability.

So although this law exists, and homeowners should file the "602 letter" with the appropriate law enforcement agency, the bottom line is homeowners are likely to still have to go through the unlawful detainer process due to lack of enforcement.

This law needs to be enforced.

Source:

https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PEN§ionNum=602.

05/31/2026

LA has spent over $300 million on Inside Safe, passed a billion-dollar tax increase, and increased funding year after year. So what do we have to show for it?

A report has shown that the total unsheltered population was little changed between December 2024 and January 2026, but rough sleeping has increased by 20%. Rough sleeping (no tent, vehicle or other shelter when sleeping) is at a 4-year high. Rats are swarming encampments. And the people who actually need help are worse off than before.

Rough sleeping is a huge problem. The government isn't solving homelessness. They're just trying to make it harder to see and more dangerous for the people living it. Data shows rough sleepers have worse health outcomes, more substance use issues, fewer phones, less documentation, and less contact with caseworkers than people in tents. So the city removed the visible problem and created a worse one in its place.

Meanwhile, LAPD released footage of rats swarming through encampments near West Olympic Boulevard. Residents and business owners report a frustrating cycle: report to 311, crews clear the area, people return within hours.

Inside Safe moved some people into hotels - but the LA Times found 40% returned to homelessness. The program costs over $300 million and counting.

This is what happens when policies focus on clearing streets instead of actually solving problems. When "sanitation" becomes displacement. When accountability metrics measure tents removed instead of lives changed.

LA voters approved Measure A - a permanent half-percent sales tax increase - expecting results. Instead, they're getting the same dysfunction with a bigger price tag.

We need policies that actually work. Not just programs that look good in press release with cherry-picked data while making the problem worse.

Remember this when you vote. LA's current mayor and city council are not doing a good job. Change is needed.

Sources:

https://www.rand.org/pubs/research_reports/RRA4903-1.html

https://spectrumlocalnews.com/ca/california/homelessness/2026/04/22/inside-safe-mayor-bass-la-times-report-

https://www.cbsnews.com/losangeles/news/lapd-officers-clear-rat-infested-homeless-encampment-in-pico-union/

https://laist.com/measure-a-explained-keeping-up-with-la-countys-homelessness-initiative

05/30/2026

Many landlords wait too long to file an eviction after a tenant stops paying rent. I get it - you want to give your tenant a chance. But when non-payment becomes a pattern and excuses pile up, delay only costs you more.

Here's what many landlords don't realize: every month you wait is another month of lost rent you'll likely never recover. Even if you win a judgment for back rent, collecting on it is a whole different battle.

The eviction process has built-in delays - court dates, mandatory notices, potential continuances. When you add your own hesitation on top of that, a 2-month problem becomes a 6-month problem.

My advice: Be compassionate but decisive. If a tenant can't pay after a few days, have a direct conversation about their plan.

Be ready to begin an eviction within a few days of not receiving the rent. Don't wait.

Protecting your investment isn't cruel - it's necessary.

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28005 Smyth Drive, Suite 180
Valencia, CA
91355

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