Being a landlord in Southern California can wear you down. Maybe the rent stopped coming months ago. Maybe the tenant is damaging the place, or you just want out of the rental business. And sometimes the problem is worse: someone has moved into a vacant house without permission.
The good news is that you can sell a house with people living in it. Here's how we'd walk a landlord through it.
Selling doesn't automatically end a lease
In California, a sale generally doesn't cancel an existing lease. The buyer usually takes the property subject to the tenant's rights. Many rentals are also covered by statewide just-cause eviction rules, and some cities have their own rent and eviction rules on top of state law. That's why "I'm selling, so you have to leave" often isn't enough on its own.
Rules depend on the property, the lease and the city, so a landlord-tenant attorney is the best source for what applies to you.
Your options with tenants in place
Wait for the lease to end
If the tenant is paying and the lease ends soon, waiting may be simplest. The catch is that a month-to-month tenancy doesn't always end when you'd like it to.
Agree on a move-out
Some owners offer a tenant money and time to move out voluntarily, often called "cash for keys." It has to be truly voluntary and should be put in writing. Have an attorney draft or review the agreement.
Go through the eviction process
When there's a legal reason, eviction runs through the courts. It can take time and money. Whatever you do, don't change the locks, remove belongings or shut off utilities to force someone out. Those "self-help" moves are illegal in California and can backfire badly.
Sell with the tenants still there
You can sell the house with the tenant in place. On the open market that can be harder, because many buyers want a vacant house and showings depend on the tenant's cooperation. A direct cash buyer who is comfortable with occupied houses can make that much simpler.
If someone is living there without permission
Vacant houses, especially inherited ones or rentals between tenants, sometimes end up with people living in them who were never given permission. It's stressful, and it can feel unsafe.
- Don't confront or try to remove them yourself. Contact local law enforcement and a real estate attorney about the proper process.
- Document everything. Photos, dates, and any notices or police report numbers.
- Keep up insurance and taxes. The house is still your responsibility while it's being sorted out.
You don't have to wait until it's resolved to talk to us. We look at houses where someone is living without permission, and the situation shapes the offer rather than ruling the house out.
How selling an occupied house to us works
We don't need open houses or repeated showings. We usually see the house once, at a time arranged with proper notice to the tenant. After we get the property details, we aim to send you a written, no-obligation cash offer in about 24 hours. Security deposits and prorated rent are handled through escrow at closing.
We can close in about 7 days, or on your timeline. On qualifying homes, a cash advance of up to $30,000 before closing may be available.* We buy it ourselves with our own cash, so there's no middleman.
We buy tenant-occupied houses across the Inland Empire, LA and Orange County, from Rialto and Colton to Pomona and Riverside. Start on our offer form or call (909) 833-4848.
*Cash advance of up to $30,000 is available case by case, on qualifying homes and situations only, and is subject to our review of the property and title. Any advance is subtracted from your proceeds at closing. It’s money paid to you, never a fee: we never ask sellers to pay us anything up front.
This article is general information, not legal, tax or financial advice. Every situation is different, so talk to a real estate attorney, CPA or other qualified professional about yours.