Law Office of David Piotrowski

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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.

10/17/2026

Landlord: Whose car has been in the driveway every night for the past month?

Tenant: My boyfriend's. He just stays over sometimes.

Landlord: Every night is not sometimes. Your lease allows guests for no more than 7 days.

Tenant: Are you saying you don't want me to have a boyfriend?

Landlord: No. I'm saying you need to honor the terms of the rental agreement.

10/17/2026

People love to call a vacant unit greed.

In LA, one bad tenancy can cost several months of rent by the time the case ends, plus costs and attorney fees. Leaving a door empty while you screen is oftentimes the cheaper and better move.

Don't rush to fill a vacancy.

10/17/2026

Fake paystubs everywhere. Verify income at the source. Bank verification, a call to the employer...

Just don't try to cover the risk with a bigger deposit in California. Most landlords can only take one month's rent.

10/17/2026

I keep seeing cities extend 'emergency' housing restrictions long after the emergency is over. If a rule has to be renewed over and over, it's not an emergency. It's policy. Then pass it as policy, defend it in the open, and own the cost.

10/17/2026

I see landlords get stuck when they can't catch the tenant to serve the notice. In California, CCP 1162 starts with personal delivery, then leaving it with someone of suitable age at home or work plus mailing, and only then posting it on the property plus mailing.

Don't skip to posting and mailing before you try the other two methods.

10/16/2026

Offering a tenant money to move out is fine in LA. How you get there matters.

Under the city's anti-harassment ordinance, a buyout can turn into a claim fast. Misstating the tenant's rights. Bringing up immigration status. Letting repairs slide until they give up.

Make your offer in writing. Fix what's broken. And if they say no, take the no.

These cases can and do get litigated.

https://capitalandmain.com/tenant-lawsuits-offer-rare-glimpse-into-an-l-a-landlords-cash-for-keys-operation

10/16/2026

Oftentimes the tenant in an LA eviction case doesn't have to pay for an attorney, in large part due to policies and laws championed by Nithya Raman.

According to the California Post, a new City Attorney report says $55M to $87M of the $157.1M that the Legal Aid Foundation of LA received from the City and County from 2020 to 2025 can't be matched to its public financial records.

Completely unacceptable.

https://nypost.com/2026/10/15/us-news/la-city-report-questions-up-to-87m-in-nithya-raman-backed-housing-program/

10/16/2026

I see this one all the time. Landlord creates his own 3-day notice. Rent plus late fees rolled into one number. Tenant doesn't pay. Then we find out the notice is defective.

Tip: A pay-or-quit notice demands rent and only rent. Otherwise you have a defective notice.

10/16/2026

A good lease is boring. I've never had a landlord regret having something in writing. I've had plenty regret the handshake.

Address

28005 Smyth Drive, Suite 180
Valencia, CA
91355

Opening Hours

Monday 9am - 5pm
Tuesday 9am - 5pm
Wednesday 9am - 5pm
Thursday 9am - 5pm
Friday 9am - 5pm

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