Can I sell my duplex in California if tenants don’t want showings?

Yes. Under California Civil Code §1954, landlords have the legal right to enter a rental property with proper notice — even if tenants object — when the purpose is to show the property to prospective buyers.

Tenants cannot legally block reasonable access if proper notice requirements are met.

How much notice do I have to give a tenant before showing a property in California?

You must provide at least 24 hours written notice before entry during normal business hours.

The official C.A.R. Notice of Entry (Form NOE) requires:

  • Date of entry

  • Approximate time

  • Purpose (e.g., showing to buyers) ca-sample-24-hr-notice-of-entry…

If mailed, notice must be given 6 days in advance.

Can I show the property on weekends?

Yes.

According to C.A.R. legal guidance, “normal business hours” can include weekend afternoons when the purpose is to show the property. June July

However:

  • Give more than 24 hours if possible

  • Keep showing windows reasonable

  • Avoid excessive disruption

Do tenants have to be home during showings?

No.

There is no law requiring the tenant to be present if proper notice was delivered. June July

Once notice requirements are satisfied, the landlord or agent has a legal right to enter.

Can tenants legally refuse entry if proper notice was given?

No.

If proper written notice was delivered under Civil Code §1954, tenants cannot legally deny access.

If they continue to block entry, the owner may:

  • Send an Access to Premises letter (C.A.R. Form AP)

  • Serve a Notice to Perform Covenant or Quit (PCQ)

  • Ultimately pursue eviction if lease terms are violated June July

Can I hold an open house if tenants live there?

Yes — but carefully.

The case Dromy v. Lukovsky (2013) confirmed landlords may hold weekend open houses with reasonable notice.

Guidelines from the C.A.R. legal article include:

  • At least 10 days advance notice

  • Limit to two per month

  • Typically afternoon hours (e.g., 1:00–4:30 PM) June July

Tenants may propose alternative dates.

Do I need tenant permission for a lockbox?

Yes.

Under California MLS rules, you must obtain written tenant authorization to install a lockbox. June July

C.A.R. Form KLA (Keysafe/Lockbox Addendum and Tenant Permission to Access) is typically used.

What if my tenant becomes difficult and refuses cooperation?

If you’ve complied with the law:

1. Deliver proper Notice of Entry (NOE)

2. Document all communication

3. Consider a formal Access to Premises letter

4. Evaluate whether to evict before sale

5. Or sell with tenant in place (disclose limited access rights in contract)

C.A.R. notes that if tenant cooperation is uncertain, the purchase agreement should reflect that buyer investigation rights are subject to tenant cooperation. June July

Can a tenant stop me from selling my duplex?

No.

Tenants have the right to quiet enjoyment, but not the right to prevent a sale.

The law balances:

  • Owner’s right to sell

  • Tenant’s right to reasonable notice

As long as you follow Civil Code §1954 properly, you can proceed.

What Are My Rights as a Landlord When Selling a Tenant-Occupied Property in Los Angeles?

If you are selling a duplex or rental property in Los Angeles, California law allows you to enter and show the property, even if the tenant does not want showings, provided you follow proper notice requirements.

You Have the Right to Enter With Proper Notice

Under California Civil Code §1954 (referenced in the C.A.R. Notice of Entry form) ca-sample-24-hr-notice-of-entry…

You may enter a tenant-occupied property to:

• Show the property to prospective buyers
• Make repairs
• Allow contractors or inspectors to enter
• Provide services

Will buyers avoid my property because of Los Angeles rent control?

Not necessarily.

Buyers will not automatically avoid a property just because it is subject to Los Angeles rent control. Many investors actively purchase rent-controlled properties — as long as the numbers make sense.

What matters most is:

  • ✔ Realistic pricing

  • ✔ Strong rental income relative to the purchase price

  • ✔ Acceptable cap rate

  • ✔ Reasonable Gross Rent Multiplier (GRM)

  • ✔ Condition of the property

If the property produces negative cash flow, is poorly maintained, has below-market rents with no upside strategy, or the cap rate is too low for the risk, then yes — investors may hesitate.

Rent control does not scare serious buyers.
Overpricing and weak financial performance do.

In short: If you price it correctly and the investment fundamentals work, there will always be buyers.

Do I need tenant approval to sell my triplex in Los Angeles?

No. You do not need tenant approval to sell your triplex in California.

Tenants have a right to quiet enjoyment, but they do not have the right to prevent a sale. You may market and sell the property while it is tenant-occupied.

However, you must follow California Civil Code §1954 when entering the units for showings — meaning you must provide proper notice (generally 24 hours written notice) before entry.

Selling the property and entering the property are two separate issues:

  • ✔ You do not need permission to sell.

  • ✔ You do need proper notice to enter.

What happens to tenants after I sell my fourplex in Los Angeles?

When you sell a tenant-occupied fourplex, the new owner automatically becomes the landlord.

✔ Existing leases transfer to the buyer
✔ Month-to-month agreements continue
✔ Security deposits transfer to the buyer
✔ All landlord rights and responsibilities transfer at closing

The sale itself does not terminate a lease.

If tenants are on fixed-term leases, the new owner must honor those leases through expiration.
If tenants are month-to-month, the new owner may only terminate tenancy in compliance with California law and any applicable Los Angeles rent control or just-cause eviction ordinances.

In short: At closing, ownership changes — but the tenancies stay in place unless lawfully ended.

Do I need to disclose tenant disputes when selling a multifamily property in Los Angeles?

Yes.

When selling a tenant-occupied 1–4 unit property in Los Angeles, you must disclose any known material facts that could affect the property’s value or a buyer’s decision.

What counts as a tenant dispute that must be disclosed?

You should disclose in writing:

  • Pending or threatened lawsuits involving tenants

  • LAHD complaints or code enforcement actions

  • Unlawful detainers or nonpayment cases

  • Buyout agreements or settlement agreements

  • Ongoing rent disputes

  • Repeated habitability or harassment claims

  • RSO status and below-market rents

If it materially impacts income, risk, or future obligations — disclose it.

Why disclosure matters

Failure to disclose tenant disputes can lead to:

  • Civil penalties

  • Post-closing lawsuits

  • Buyer rescission claims

  • Loss of credibility during escrow

Over-disclosure is generally safer than under-disclosure.

What you should do before listing

  • Gather all documentation (LAHD letters, complaints, legal filings, settlements).

  • Include relevant information in your TDS and supplemental disclosures.

  • Have your disclosures reviewed if the situation is complex.

Can I do cash-for-keys before listing in Los Angeles?

Yes. You can offer a tenant buyout (“cash-for-keys”) before listing — but if your property is subject to Los Angeles RSO or just-cause rules, you must follow strict City procedures.

Key Points (Los Angeles RSO Properties)

If the building is covered, you generally must:

  • Provide the official Tenant Buyout Disclosure Notice before discussing money

  • Use a written buyout agreement with required legal language

  • Allow the required rescission / cooling-off period

  • File the signed agreement with LAHD

If you skip these steps, the tenant may rescind, challenge the agreement, or sue — which can derail your sale.

Practical Advice Before Listing

  • Start early — buyouts can take 30+ days

  • Keep everything documented and filed properly

  • Avoid pressure or harassment tactics

  • Be prepared to disclose the buyout in your sale disclosures

Bottom Line

Yes, you can do cash-for-keys before listing.
Just make sure it is handled legally and properly filed — especially in Los Angeles.

Practical Advice for Duplex Owners in Los Angeles

When selling a tenant-occupied duplex:

• Communicate early
• Offer showing windows
• Consider small incentives
• Keep showings clustered
• Use experienced agents who understand §1954

The smoother you manage tenant relations, the higher the likelihood of maximizing sale price.