SB 567 California Just-Cause Eviction Reform

TL;DR — 30-second answer

SB 567 tightened the no-fault eviction grounds in AB 1482. Owner move-in evictions now require 12 months of continuous occupancy by the owner or family member, and the move-in must occur within 90 days. Violations expose the landlord to 3x actual damages plus attorney's fees.

Statutory citation: SB 567 (Stats. 2023, ch. 290), amending Civil Code §1946.2.

What SB 567 Actually Changed

Senate Bill 567, signed September 30, 2023 by Governor Newsom and effective April 1, 2024, amended the just-cause eviction provisions of AB 1482 (Civil Code §1946.2). The bill targeted abuse of "no-fault just cause" eviction grounds — primarily the owner-move-in and substantial-remodel pretexts that some landlords were using to terminate AB 1482-protected tenants without genuinely intending to follow through.

The major SB 567 changes:

12-month occupancy requirement. If you evict a tenant under "owner move-in," the owner (or qualifying family member) must occupy the unit as a primary residence for at least 12 continuous months. Previously, no minimum occupancy was specified.
90-day move-in deadline. The owner must move in within 90 days of the tenant vacating. Previously, the timeline was undefined.
Family member definition narrowed. Only the owner's spouse, domestic partner, child, grandchild, parent, or grandparent qualify. Siblings, in-laws, and cousins no longer qualify under SB 567.
Substantial-remodel evictions tightened. The work must require permits, exceed 30 days of vacancy, and the landlord must offer the tenant the right to return at the same rent if the unit becomes available again within the lease term.
3x damages + attorney's fees for landlords who violate any of the above.

The 12-Month Occupancy Rule in Practice

The 12-month rule is the biggest practical change. If you serve a no-fault termination notice citing owner move-in, you are now committing to a 12-month occupancy. If circumstances change — a job relocation, family situation, or change of mind — and the owner moves out within 12 months, the original tenant can sue for:

Triple their actual damages (relocation costs, rent differential at the new unit, etc.)
Statutory penalties
Attorney's fees
Right of first refusal to re-rent the unit at the prior rent

If you are not 95% certain you will occupy the unit for at least a full year, do not use owner move-in as a termination ground.

The 90-Day Move-In Deadline

If the owner doesn't move in within 90 days of the tenant vacating, the entire termination is presumptively pretextual. The displaced tenant can sue for the same 3x damages package, and a court will likely award them.

Practical tip: line up the move-in logistics before serving the termination notice, not after. Confirm timing with the family member who will occupy. Get the move-in completed within the first 60 days of vacancy to leave a comfortable buffer.

Substantial Remodel — New Rules

SB 567 also tightened the "substantial remodel" no-fault ground. To qualify under the new rules, the work must:

Require a permit from the local building department
Include replacement or substantial modification of plumbing, electrical, HVAC, or structural elements (not just cosmetic refresh)
Cause the unit to be vacant for at least 30 days
Include a written notice to the tenant with: scope of work, expected start and end dates, contractor information, and the tenant's right of first refusal

Cosmetic remodels — paint, flooring, new appliances, kitchen and bath updates that don't require building permits — no longer qualify as substantial remodels under SB 567.

What This Means for OC Landlords

Most NGC clients use AB 1482-covered just-cause grounds rarely, and "for cause" terminations (non-payment, lease violations, nuisance) are unaffected by SB 567. The bill almost exclusively constrains the no-fault grounds.

If you're considering a no-fault termination in 2026, run through this checklist before serving notice:

Is this for owner move-in? Confirm: the family member qualifies under the narrowed definition, the move-in will happen within 90 days, and occupancy will continue for 12 months.
Is this for substantial remodel? Confirm: building permits are pulled or applied for, the work involves systems (not cosmetics), the vacancy will exceed 30 days, and you're prepared to offer right of first refusal.
Have you given proper written notice with the SB 567-required disclosures?
Have you computed and offered relocation assistance (typically one month's rent in AB 1482-covered units)?

If any answer is uncertain, consult a California real estate attorney before serving notice. A defective notice + a lawsuit easily costs more than the rent differential the landlord was trying to capture.

Related from the NGC network

📋 Related: complete CA eviction guide
📊 OC Rental Data — current rent prices for OC submarkets
🔄 Switch property managers — if your current PM isn't compliant
⚠️ Eviction risk map — California eviction risk index

Frequently Asked Questions

What did SB 567 change about California eviction law?

SB 567 tightened the no-fault just-cause eviction grounds in AB 1482. Owner move-in evictions now require 12 months of continuous owner/family occupancy, the move-in must happen within 90 days of vacancy, and substantial-remodel evictions require permits + 30+ day vacancy + right of first refusal.

How long must an owner occupy after an SB 567 owner-move-in eviction?

At least 12 continuous months as a primary residence. Moving out earlier exposes the owner to 3x damages, statutory penalties, and attorney's fees in a tenant lawsuit.

Who qualifies as a "family member" under SB 567?

Only the owner's spouse, domestic partner, child, grandchild, parent, or grandparent. Siblings, in-laws, and cousins no longer qualify.

Does SB 567 apply to all California rentals?

It applies to AB 1482-covered units, which is most multifamily 15+ years old plus single-family rentals owned by corporations or LLCs. Single-family rentals owned by individual people with the AB 1482 exemption notice are not covered.

What are the penalties for violating SB 567?

3x the tenant's actual damages, statutory penalties, attorney's fees, and a right of first refusal for the tenant to retake the unit at the prior rent.