Focused on eviction
Eviction is our core practice. One defective notice can restart the whole process, so we get the details right the first time.
Eviction Attorney for Landlords in Orange County and Los Angeles County
Let us protect your property and your income.
Eviction Legal Center, the Law Office of Madaen, represents property owners and landlords in residential and commercial evictions throughout Orange County and Los Angeles County. We prepare and serve notices, file unlawful detainer lawsuits, appear at trial, and coordinate the sheriff lockout, so you can get your property back lawfully and as quickly as the law allows.
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Bahram Madaen, Esq.
Eviction lawyer for property owners
Bahram Madaen, Esq. is an eviction attorney serving landlords in Orange County and Los Angeles County with over 18 years of legal experience. He represents individual owners, families, trusts and businesses in cases involving nonpayment of rent, lease violations, nuisance, holdover tenants after foreclosure or sale, and no fault terminations such as owner move in.
Every client works directly with the attorney. We explain your options in plain language, tell you what the law in your city requires, and keep you updated at every step.
About the attorneyWhy landlords choose us
Our goal is careful legal work and responsive service at a fair price.
Current on the law
We track state and local changes, including the 2025 longer response time, Los Angeles rent thresholds and new 2026 statutes.
Affordable and clear pricing
We quote our fees up front and can discuss a payment plan that fits your budget.
What changed in California eviction law
- More time for tenants to respond. Since January 1, 2025, a tenant has 10 court days (not 5) to respond to an eviction lawsuit, which adds roughly a week to most cases.
- Higher threshold in unincorporated Los Angeles County. Since spring 2026, a landlord in unincorporated areas generally cannot evict for nonpayment unless the tenant owes more than two months of HUD fair market rent. The City of Los Angeles threshold remains one month.
- Stricter rules for owner move in and remodel terminations under the Tenant Protection Act, in effect since April 1, 2024.
- New for 2026: landlords must provide a working stove and refrigerator in most new or renewed leases, and tenants whose Social Security benefits are delayed have a new defense in nonpayment cases.
Welcome to Eviction Legal Center
We work hard for property owners
Residential and commercial eviction services in Los Angeles County and Orange County.
To give landlords and property owners the representation and support they need to navigate the eviction process and protect their rights.
To be a trusted legal resource for property owners facing eviction proceedings, and to make the process as smooth and predictable as possible.
Expertise, personal attention, honest communication and fair pricing.
Areas of practice
Residential evictions
Apartments, single family homes, condos, duplexes, ADUs and mobile homes, including rent controlled units and properties covered by the Tenant Protection Act.
Commercial evictions
Retail, office, industrial and mixed use space, with attention to the newer protections for small businesses and nonprofits.
We serve Huntington Beach, Santa Ana, Anaheim, Irvine, Garden Grove, Costa Mesa, Fullerton, Orange, Westminster, Long Beach, Los Angeles, the San Fernando Valley and communities throughout both counties.
Latest from our landlord law blog
Eshagian v. Cepeda: What Your 3 Day Notice Must Say Now
A 2025 Court of Appeal decision threw out an eviction because the 3 day notice did not state when the deadline began and ended. Here is the new checklist.
Court Upholds Los Angeles One Month Eviction Threshold, Strikes Rent Increase Relocation Rule
In April 2026 the Court of Appeal upheld LA's rule that a tenant must owe more than one month of fair market rent, but struck down relocation payments for rent increases.
Unincorporated LA County Now Requires Two Months of Unpaid Rent Before Eviction
Since spring 2026, landlords in unincorporated Los Angeles County generally cannot evict for nonpayment unless the tenant owes more than two months of fair market rent.