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.

[Zoltan C.]

this is madness ! LA is going to get the opposite effect. All landlords will leave and there will not be rental units since the risk will be too high for investors

I'm currently searching for a good eviction attorney in Los Angeles. Once tenant is out, property will be sold and I'm moving to a landlord friendly state. This is communism ... taking private property and handing it to others.