Help needed with non-paying tenant in Los Angeles. Moratorium

[Zoltan C.]

I've had a tenant for about 3 years now in Los Angeles and as of November he stopped paying and said he wants to use the housing is key rent relief program. He applied for it and has been promising me that I would get paid but this has been going on for more than a month.

Now he owes me both November and December rent and is ignoring me. I also made a claim at housing is key as a landlord and they cross linked them but every time I call, they say it's in review.

Can I post a 3 day notice to pay or quit ? Can I start a small claims. Los Angeles ordinance/moratorium makes this very difficult to navigate.

On top of it, he has indicated he could pay but is waiting for this program to pay. This to me is Fraud.