60-day notice to terminate periodic residential tenancy (tenant 1 year or more): earliest termination date

60 days after date the owner's written notice of termination was served, under Cal. Civ. Code 1946.1(b) (amended eff. Jan. 1, 2025, SB 1103).

Rule text

An owner of a residential dwelling or commercial real property hired by a qualified commercial tenant giving notice pursuant to this section shall give notice at least 60 days prior to the proposed date of termination.

Cal. Civ. Code 1946.1(b) (amended eff. Jan. 1, 2025, SB 1103), official source

Calculate this deadline

DeadlineHow was the paper served?Date the owner's written notice of termination was served

Deadline

Tuesday, January 5, 2027

Trigger (Date the owner's written notice of termination was served): Friday, November 6, 2026.
Exclude the trigger day and count 60 calendar days: Tuesday, January 5, 2027.

Rules applied

Cal. Civ. Code 1946.1(b) (amended eff. Jan. 1, 2025, SB 1103)

An owner of a residential dwelling or commercial real property hired by a qualified commercial tenant giving notice pursuant to this section shall give notice at least 60 days prior to the proposed date of termination.

Official source

Cal. Code Civ. Proc. 12, 12a, 12b, 10; Cal. Rules of Court, rule 1.10

CCP 12: "The time in which any act provided by law is to be done is computed by excluding the first day, and including the last, unless the last day is a holiday, and then it is also excluded." CCP 12a(a): "If the last day for the performance of any act provided or required by law to be performed within a specified period of time is a holiday, then that period is hereby extended to and including the next day that is not a holiday. For purposes of this section, “holiday” means all day on Saturdays, all holidays specified in Section 135 and, to the extent provided in Section 12b, all days that by terms of Section 12b are required to be considered as holidays." CCP 12b: "If any city, county, state, or public office, other than a branch office, is closed for the whole of any day, insofar as the business of that office is concerned, that day shall be considered as a holiday for the purposes of computing time under Sections 12 and 12a." CCP 10: "Holidays within the meaning of this code are every Sunday and any other days that are specified or provided for as judicial holidays in Section 135."

Official source

'At least 60 days prior to the proposed date of termination': the earliest permissible termination date is 60 calendar days after service; the UD may be filed no earlier than the day after the tenancy terminates. Also applies to commercial property hired by a 'qualified commercial tenant' (1946.1(k)(4)). Service: CCP 1162 or certified or registered mail (1946.1(f)). AMBIGUITY: whether CCP 1013 adds 5 days when the notice is served by certified or registered mail is not stated in 1946.1; adding 5 days before choosing the termination date is the conservative landlord practice. If the tenancy is covered by Civ. Code 1946.2, the notice must also state just cause (and no-fault cause triggers relocation assistance). Local just-cause ordinances may impose longer periods.
If the clerk's office is closed or inaccessible on the last day (weather, emergency or local closure orders), the deadline may be extended. Check local orders.

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Worked example

Date the owner's written notice of termination was served on Monday, March 15, 2027, personal service: due Friday, May 14, 2027.

Trigger (Date the owner's written notice of termination was served): Monday, March 15, 2027.
Exclude the trigger day and count 60 calendar days: Friday, May 14, 2027.

Notes

'At least 60 days prior to the proposed date of termination': the earliest permissible termination date is 60 calendar days after service; the UD may be filed no earlier than the day after the tenancy terminates. Also applies to commercial property hired by a 'qualified commercial tenant' (1946.1(k)(4)). Service: CCP 1162 or certified or registered mail (1946.1(f)). AMBIGUITY: whether CCP 1013 adds 5 days when the notice is served by certified or registered mail is not stated in 1946.1; adding 5 days before choosing the termination date is the conservative landlord practice. If the tenancy is covered by Civ. Code 1946.2, the notice must also state just cause (and no-fault cause triggers relocation assistance). Local just-cause ordinances may impose longer periods.

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30-day notice on sale of separately alienable unit: last day to give notice after escrow opens (120 days after)
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90-day notice to quit after foreclosure sale (tenant or subtenant in possession): earliest removal date (90 days after)

All California evictions deadlines

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Rules current as of 2026-10-23. Confirm against the official source and any local rule or court order before relying on a date. Rules changelog.