Eviction Case in Los Angeles (Rent Control) - Any Advice on How to Handle Court Case/Lawyer?

Question

Hi,

I'm within a couple of weeks of a trial date for a UD I've initiated against a tenant in LA County (Hollywood). Said tenant has been living in my property since I purchased it and has intermittently been a thorn in my side, but has jumped over the moon recently. Within the last 12 months, he's thrown loud annoying parties that have driven another tenant to service notice (where said departing tenant stated that annoying tenant is the reason why), been physically intimidating (not touching, just violating personal space) to my property manager to the point of her quitting, violating lease terms by keeping a pet and refusing to get rid of it after being served notice, and breaking into a locked free-standing storage shed to store his own items inside and listen to music with friends without my permission.

Hired a lawyer (who I am slowly coming to realize, despite strong online/avvo.com reviews, may be not great since he is not super-great at forewarning/forearming me), and we are in the thick of it, with filings, answers, and summary judgement notices. The vibe I'm getting from online research is that--despite the nuisance reasons mentioned above--I'm better off hoping to get a quick settlement so that I don't get drained dry while they ride the wave of pro bono legal support. Which sounds just...awesome.

My questions for this esteemed group:
1) Anyone been in this situation before? Any tips?
2) If I do end up having a trial, any prep tips/angles for landlords that have worked in the past? I plan on having as much evidence as I can get my hands on, but don' know if there's some tip or trick to defend against such a "tenant-centric" judiciary as exists here
3) For future reference, anyone have an awesome, knows the ropes, bleeds for the client attorney for evictions in this area? If this guy I've got keeps giving me the "we'll prep for 30 minutes before the trial" crap, if I have a continuance, I may gun him and get someone else. Would love names
4) If a settlement is discussed, what should I steel myself to expect to have to pay, roughly/as a range?

I've had the place for awhile and he's lived there for awhile but the above issues compressed into 6 months have broken the camel's back (especially the shed: I called the lawyer as soon as I found out). That said, they've got a couple of protected class checkmarks and I don't want to come off as pursuing them because of rent control (that's really not it: I'm just sick of the guy and his constant drama). But I'd be lying if I didn't say I was leery about this process, especially with the legal $$ involved.

Open ears for badly needed advice.

Ann Bellamy · Answer

Jim Huntley, when you send Tevis a colleague request, you can include a message. Tevis can accept your request so you can continue to private message, or if you include your email in the colleague request, he can email you offline.

Robert L. · Answer

In general with any legal action - If you are not getting the results you want from your present attorney then one option is to find a new one. The present attorney must turn over all the files to the new attorney since the files are yours, you paid for them, and not his. A new attorney cannot work with you while you are already represented by an attorney.

Mike Franco · Answer

I wonder how this scum got pro bono representation. How do you handle a court case? You don't. That's what your attorney is for. You give all your evidence to your attorney, and let him talk. Any half decent eviction attorney should be able to win this case. Have any of the neighboring homeowners complained to you about the tenant? My neighbors always made sure to tell me whenever my former tenant made even a squeak.

Steve Babiak · Answer

Calling the police after the shed break-in, and having that police report, would be better than having called your lawyer about that ...

Jim Huntley · Answer

@Ann - thanks!

Jim Huntley · Answer

@Ruby - yup, sure did. They are under rent control so they know they would burn through whatever money I gave tuned with just paying market rates for rent...

Jim Huntley · Answer

Tevis Verrett Hi Tevis - thanks for the response! I tried to figure out how to email you, but it looks like I can't even message unless we are "colleagues" on the site. In any case, would love to get the firm you reco and any other advice you have so I don't work my way up to two packs of Rolaids a day until this is resolved. My email is [REMOVED].

Ruby Wealth · Answer

Hey Jim I am new to the forums and to investing. Your post is one of the first that I have read. Can I say this situation sounds very scary to a newbie. The only advice I can offer is that I read somewhere that it may be cheaper to pay the guy to move out than paying an attorney. "Cash for keys" have you tried something like that?

Tevis Verrett · Answer

Yup Jim, Time to RIGHT lawyer up. Please email me, and I will make the introduction to my eviction attorneys. Lets kick his imposing and larcenous butt out! Tevis