Unlawful Detainer Stay of Execution Due to Hardship Under CCP §918 in California

Tierney Law Group

Unlawful Detainer Stay of Execution Due to Hardship

In California, a landlord who wins an eviction case (unlawful detainer) and receives a judgment for possession of the property must act immediately to enforce the judgment by obtaining a Writ of Possession. Depending on county sheriff processing times, the time from obtaining a judgment for possession against the tenant and the sheriff performing the lockout can take as much as 14 to 21 days on average. However, tenants can file a motion for an unlawful detainer stay of execution due to hardship under California Code of Civil Procedure §918(a).

California Code of Civil Procedure §918(a) says the following: the trial court may stay the enforcement of any judgment or order.


What this means in an eviction case in California is that a tenant can delay the eviction. The court has the discretion, but not the obligation, to delay the lockout even after the landlord has received a judgment for possession of the property, if the tenant can convince the court that there would be extreme hardship if the lockout is not delayed. This would be in the form of a tenant declaration stating facts relating to the hardship.

Landlord’s Must Act Fast To Object To Tenant’s Motion To Delay Eviction

An eviction stay of execution due to hardship under California Code of Civil Procedure §918(a) in California may be granted if the tenant satisfies the court that extreme hardship would occur but for the temporary delay. A landlord should oppose the motion and specify why the stay would be prejudicial and harmful to the landlord.

If a landlord receives a notice regarding a court hearing for a stay of execution due to hardship under California Code of Civil Procedure §918(a), it will usually be in the form of an “ex parte” motion received the day before the hearing and if often nothing more than a telephone call without any documents. If a landlord receives notice of such a hearing for a stay of execution due to hardship under CCP §918, the landlord should act immediately and hire an experienced attorney to assist in responding to such a motion.

In most cases (if not all of them) if a stay of execution due to hardship under CCP §918 is granted, the tenant will be ordered to pay rent during the stay period (this does not include payment of all back rent owed).

Contact Tierney Law Group Now To Fight Your Tenant’s Attempt To Delay An Eviction.

If you need help with an eviction in Alameda, Contra Costa, Solano, San Joaquin, or Stanislaus Counties, contact Tierney Law Group today.

** Note: Our Firm Does Not Prepare Stays Of Execution For Tenants **

How Do I Set Up An Appointment?

Contact us by phone at (925) 362-3364 or email [email protected] to request an intake form. We will send it to you and set up a consultation once we receive it back. We ask that you send us the intake sheet before your consultation so we can review the facts of your case prior to your consultation to maximize time discussing your case.

Do You Charge For Consultations?

Yes. We know that some law firms offer free consultations but we charge a flat rate of $150 for consultations because our firm is designed to be low volume and to find great working relationships. We charge this rate based on feedback from our clients, who value our attention and availability. Our goal is to provide excellent service to a small group of valued clients. We want prospective clients to make a good-faith investment as we are making an investment of our time as well.

What Are Your Hourly Rates And Billing Practices?

Time is billed in minimum increments one-tenth (.1) of an hour. Mr. Kent Tierney charges $400 per hour, Ms. Katlin Law charges $350 per hour and our Senior Paralegal, Ms. Raquel Hill charges $200 per hour. We bill for the time spent on telephone calls, e-mails, and other electronic communications relating to your case, including calls and e-mails with you, witnesses, opposing counsel, court personnel or other persons as well as appearing at hearings. Our staff may confer among themselves about your case, as required and appropriate. When we confer, each person will charge for the time expended, as long as the work is done is reasonably necessary and not duplicative.

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