Order to comply and Tenant eviction

[Joyce Kim]

Hi, 

I'm a new landlord and I am in a deep trouble. I'm in a dire need of this community. 

I've purchased an old house (built in 1937) in August 2021. I've gong through a significant renovation involving almost half of the house but had some issues with the turnkey contractor who never showed up nor finish scope on time. I ended up firing his team but the issue is he never finished his job and completed the inspection. So, the house was renovated without the "proper permit." 

In May 2023, one of my friend referred his friend as a tenant to rent the front part of the house (1 bd and 1 bath). The contract was somewhat adhoc (since it was going to be a temporary) and I never received the signed copy of the contract. However, the tenant started missing rents but it seemed like she was going through some personal issues so I let her stay. However, she ended up missing rent for six months. She applied for ULA Emergency Rental Assistance Program with the contract that I've never signed. I've provided my information as a landlord so I have nothing to say I guess. Anyway, the money arrived in my account early this month. But the trouble started when I asked her to vacate. 

She reported to the LAHD that I was evicting her. This incident triggered every trouble I'm experiencing now. 1) The officer from LAHD is after me saying that I need to register the property as a rental property and evict her with relocation assistance, which cost about $9000. 2) The Building department is after me with the order to comply: which I believe it might be better of demolishing the house and rebuild it. 

My question is... 

1) The contract (which I never signed but the tenant applied the rental assistance program with) states that the rent term is month-to-month for 1 year and the lease term is coming up in this May 2024. Can I ask her to leave the property since I don't have an intention to extend the lease with her? 

2) She was smoking cigarette and weed with her friends inside of the property. The part that she is renting smells like weeds as a result. Also her friends are drinking alcohols and ruining the yards by throwing away her trash in the front yard. I warned her several times but only with words, not giving her written notice. I have some pictures of garbages and her smoking at the property. Is it valid to evict her with just-cause? 

3) If I register my property with LAHD as a rental property, is it easy to retrieve when I start developing the property? Or should I try to avoid not to register the property with LAHD at all cost? My property is currently my primary residence. 

4) Can I even register the property as a rental property when it has some serious code violation issues that might affect the safety of residential use: such as electrical issues, roof restoration, etc.? 

5) I'm currently talking to several developers about subdividing the lot, demolish the old house and build new houses. Would it be better off to demolish the house now rather than complying with the code violation? 

It would be very helpful if any of you can help me find expert on code violation and tenant law: expediter or real estate lawyer. 

I truly appreciate your help.