Los Angeles Housing Department
Use the City's Housing Department for city rental-housing information. Local rent and eviction rules can apply in addition to California law; confirm what applies to the property and tenancy.
Los Angeles, CA seller help · Tenant-occupied property
You're done — no turnover, no repairs, no more bad tenants.
Yes. You can sell a house in the City of Los Angeles while tenants still live there. USA Home Buyers buys houses as-is in Los Angeles and Los Angeles County, California. A sale does not by itself cancel a lease, so the lease and occupancy are part of the handoff.
Call 888-274-5006 or use the form below. You can start with the address and what you know about the tenancy; you do not have to solve it before calling.
Talk through your tenant-occupied house
Share the property address and what you know about the lease, rent, deposits, access, tenant notices, condition, and timing. Start with the facts you have.
We'll give you a written cash offer within 24 hours.
We give written cash offers in 24 hours.
Tell us the address and what is happening with the tenancy.
What we do
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
Sometimes keeping the tenants in place fits the sale; in other situations, talking through a move-out plan may work better for everyone. Tell us what you want the handoff to look like. The lease and applicable rules still matter.
Bring us the problem
Lease timing, access limits, repairs, rent or deposit questions, or a hard conversation about the house can all be part of the discussion. Tell us what has happened and what notices or agreements exist. You can call before deciding what to do about possession.
Call 888-274-5006 and tell us what is happening.
What happens next
1. We discuss the lease, occupancy, and house
We talk through the address, who lives there, what the lease says, how access works, the house condition, and the timing you are considering. Lease, rent, and deposit records and tenant notices help describe the handoff.
2. We put the offer and terms in writing
We give written cash offers in 24 hours. You can read the proposed price and terms before deciding.
Written offer and written terms before you commit; title-company closing.
3. The title company handles closing
If you choose to move forward, the lease, occupancy plan, deposit records, and tenant notices are part of the closing discussion. The written terms describe the proposed handoff, and the title company handles the closing.
Local help for a Los Angeles rental
For a property inside the City of Los Angeles, start with the City offices below for local rental or building questions. A Los Angeles mailing address does not by itself establish which city provides services; check the property address if it is near a boundary or the local jurisdiction is unclear.
Los Angeles Department of Building and Safety
For a building-code, permit, or safety question about a property in the city, start with the City's Department of Building and Safety.
Check City of Los Angeles neighborhood and service information by address before relying on City-specific rules or offices.
California leases, possession, and security deposits
A sale does not end a tenant's lease or rental agreement. The buyer takes the property subject to the lease and has the same rights to collect rent and enforce it. See California Civil Code §821.
When ownership changes, you have two choices for the deposit
For each security deposit, after lawful deductions, you can transfer what remains to the buyer and notify the tenant, or return what remains to the tenant with an itemized accounting. California Civil Code §1950.5, subdivisions (i)–(k), describes the transfer steps.
- If you transfer the remaining deposit, give the tenant notice by personal delivery or first-class mail. The notice covers the transfer, any claims against the deposit, the amount transferred, and the buyer's name, address, and phone number.
- Or return the remaining deposit with an itemized accounting.
If these steps are skipped, the buyer can share liability for the deposit. The new owner must give tenants its contact and rent-payment information within 15 days; see California Civil Code §1962.
A sale by itself is not a move-out date. If you want the house vacant, the lease, applicable notice requirements, and local rent or eviction rules still matter. Give the buyer the leases, deposit records, and tenant notices so the closing can account for them.
Read the statutes: California Civil Code §1950.5, §821, and §1962.
Questions and contact
Call 888-274-5006 to talk about the house and tenancy, or return to the cash-offer form.
Los Angeles home-sale net proceeds calculator →Compare your written offer or listing plan with the costs and payoff figures you enter.Los Angeles seller resources →Find the local offices, market information, and other selling situations.Los Angeles code-violation help →See information for a house with an open code or repair issue.Los Angeles seller questions →Browse answers to other local home-sale questions.
What sellers say about USA Home Buyers
Questions about selling a tenant-occupied Los Angeles house
Can I sell my Los Angeles house while tenants are still living there?
Yes. You can sell while tenants still live there. A sale does not by itself cancel their lease or rental agreement; the buyer takes the property subject to it and has the same rights to collect rent and enforce the lease.
Do I have to evict before I contact USA Home Buyers?
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
Does a sale make the tenant move out?
No. A sale does not by itself end the lease or set a move-out date. If vacant possession is part of your plan, the lease, notice requirements, and applicable local rent and eviction rules still matter.
What happens to the security deposit when I sell?
After lawful deductions, you can transfer the remaining deposit to the buyer and give the tenant the required notice, or return the remaining deposit with an itemized accounting. California Civil Code §1950.5 describes the transfer and notice steps; the new owner must also give tenants contact and rent-payment information within 15 days.
What should I share when we talk?
Start with the property address and what you know about the lease, occupancy, access, rent, deposit records, tenant notices, repairs, and timing. You can call before everything is organized.
What happens after I contact USA Home Buyers?
We discuss the house, lease, occupancy, access, and timing. We give written cash offers in 24 hours, provide written terms before you commit, and close through a title company.
Talk through the tenant situation
Call 888-274-5006 or return to the form above. Start with the Los Angeles address and what you know about the lease and occupancy.