What do I do first when a tenant stops paying rent?

Document the missed payment in writing. Send a courtesy reminder if you choose to. When you're ready to escalate, serve a 3-day notice to pay or quit under CCP §1161(2) with exact past-due rent (no late fees, no other charges).

How long until I can file the UD?

3 business days after personal service of the notice (excluding weekends and judicial holidays). Mailed service adds CCP §1013 days. If tenant doesn't pay or vacate by the deadline, file UD.

What if the tenant offers partial payment?

Accepting partial payment after serving the 3-day notice generally waives the notice. You'd have to serve a new 3-day for the remaining balance and restart the clock. The exception: a signed non-waiver agreement specifying that partial payment does not waive the pending notice.

How long does the UD take?

5–9 weeks uncontested in 2026 (after AB 2347 extended the tenant response window to 10 court days). Contested cases run 3–6 months. Plan for the longer timeline.

Can I refuse rent partway through the UD?

Once UD is filed, you can refuse late tenders. Accepting rent for any period covered by the UD claim can be argued as a waiver of the UD itself. Talk to your UD attorney before accepting any payment after filing.

Tenant Stopped Paying Rent in California — The 3-Day Path and What Not to Do

TL;DR

3-day pay or quit (exact past-due rent only, no late fees) → wait 3 business days → file UD. Don't accept partial payment without a signed non-waiver. Don't change locks or cut utilities (§789.3 triple damages). UD timeline: 5–9 weeks uncontested.

The clean procedural path

Document. Email the tenant noting the missed rent. Creates a record.
Serve the 3-day pay or quit. Past-due rent only. Personal service best. See the 3-day pay or quit page for required elements.
Wait the 3 business days. Excluding weekends and judicial holidays.
File the UD if no payment or vacate. Process server delivers summons.
Default or trial. Tenant has 10 court days to answer under AB 2347.

What sinks the case

Accepting partial payment after service without a non-waiver. Changing locks. Cutting utilities. Removing belongings. Threatening immigration/credit consequences. Each is wrongful self-help with triple damages plus attorney's fees.

Common questions — nonpayment

First step?

Document, then serve a 3-day pay or quit when ready to escalate.

Time to UD?

3 business days after service.

Partial payment?

Generally waives the notice. Get a non-waiver or refuse.

UD timeline?

5–9 weeks uncontested. 3–6 months contested.

Refuse rent during UD?

Talk to UD attorney first. Accepting can waive the UD.

Tenant stopped paying rent. The procedural path that doesn't blow up.