{"id":1869,"date":"2021-10-25T03:56:24","date_gmt":"2021-10-25T03:56:24","guid":{"rendered":"https:\/\/crowdsourcelawyers.com\/judicial-council-california-civil-jury-instructions-caci\/?page_id=1869"},"modified":"2022-05-09T19:49:22","modified_gmt":"2022-05-09T19:49:22","slug":"caci-4304-termination-for-violation-of-terms-of-lease-agreement-essential-factual-elements","status":"publish","type":"page","link":"https:\/\/crowdsourcelawyers.com\/judicial-council-california-civil-jury-instructions-caci\/caci-4304-termination-for-violation-of-terms-of-lease-agreement-essential-factual-elements\/","title":{"rendered":"CACI 4304 Termination for Violation of Terms of Lease\/Agreement\u2014Essential Factual Elements"},"content":{"rendered":"\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-kv2crbau-e531adea0278b202cac50297bd73de8e\">\n#top .av-special-heading.av-kv2crbau-e531adea0278b202cac50297bd73de8e{\npadding-bottom:10px;\n}\nbody .av-special-heading.av-kv2crbau-e531adea0278b202cac50297bd73de8e .av-special-heading-tag .heading-char{\nfont-size:25px;\n}\n.av-special-heading.av-kv2crbau-e531adea0278b202cac50297bd73de8e .av-subheading{\nfont-size:15px;\n}\n<\/style>\n<div  class='av-special-heading av-kv2crbau-e531adea0278b202cac50297bd73de8e av-special-heading-h1 blockquote modern-quote  avia-builder-el-0  el_before_av_hr  avia-builder-el-first '><h1 class='av-special-heading-tag '  itemprop=\"headline\"  >CACI 4304 Termination for Violation of Terms of Lease\/Agreement\u2014Essential Factual Elements<\/h1><div class='av-subheading av-subheading_below'><p>California Civil Jury Instructions CACI<\/p>\n<\/div><div class=\"special-heading-border\"><div class=\"special-heading-inner-border\"><\/div><\/div><\/div>\n<div  class='hr av-av_hr-91d7ccd583a503147498e120fee2ff9b hr-default  avia-builder-el-1  el_after_av_heading  el_before_avia_sc_search '><span class='hr-inner '><span class=\"hr-inner-style\"><\/span><\/span><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-avia_sc_search-f7f83518637509acfac1c9900b84c1e7\">\n#top .avia_search_element.av-avia_sc_search-f7f83518637509acfac1c9900b84c1e7 .av_searchform_wrapper{\nborder-radius:0px 0px 0px 0px;\nborder-color:#edae44;\nbackground-color:#edae44;\n}\n#top .avia_search_element.av-avia_sc_search-f7f83518637509acfac1c9900b84c1e7 #s.av-input-field{\nborder-radius:0px 0px 0px 0px;\n}\n#top .avia_search_element.av-avia_sc_search-f7f83518637509acfac1c9900b84c1e7 #searchsubmit{\nborder-radius:0px 0px 0px 0px;\n}\n#top .avia_search_element.av-avia_sc_search-f7f83518637509acfac1c9900b84c1e7 .av_searchsubmit_wrapper{\nborder-radius:0px 0px 0px 0px;\n}\n.ajax_search_response.av-avia_sc_search-f7f83518637509acfac1c9900b84c1e7{\npadding:0px 0px 0px 0px;\nmargin:0px 0px 0px 0px;\n}\n<\/style>\n<div  class='avia_search_element av-avia_sc_search-f7f83518637509acfac1c9900b84c1e7  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itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class='avia_textblock'  itemprop=\"text\" ><ul>\n<li><a href=\"https:\/\/crowdsourcelawyers.com\/judicial-council-california-civil-jury-instructions-caci\/\">CACI Jury Instructions Index<\/a><\/li>\n<li><a href=\"https:\/\/caci-fillable-forms.crowdsourcelawyers.com\/\">App: CACI Jury Instructions Fillable Forms Word Format<\/a><\/li>\n<\/ul>\n<\/div><\/section>\n<div  class='hr av-av_hr-91d7ccd583a503147498e120fee2ff9b hr-default  avia-builder-el-4  el_after_av_textblock  el_before_av_textblock '><span class='hr-inner '><span class=\"hr-inner-style\"><\/span><\/span><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-kv2cslwb-aaaf5abe543e500c28d3a350fc816f59\">\n#top .av_textblock_section.av-kv2cslwb-aaaf5abe543e500c28d3a350fc816f59 .avia_textblock{\nfont-size:20px;\n}\n<\/style>\n<section  class='av_textblock_section av-kv2cslwb-aaaf5abe543e500c28d3a350fc816f59 '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class='avia_textblock'  itemprop=\"text\" ><h2 class=\"SS_Banner\">4304\u00a0Termination for Violation of Terms of Lease\/Agreement\u2014Essential Factual Elements<\/h2>\n<hr \/>\n<p><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">[<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Name of plaintiff<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] claims that [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] [and [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of subtenant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">], a subtenant of [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">],] no longer [has\/have] the right to occupy the property because [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] has failed to perform [a] requirement(s) under [his\/her\/<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">nonbinary pronoun<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">\/its] [lease\/rental agreement\/sublease]. To establish this claim, [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of plaintiff<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] must prove all of the following:<\/span><\/p>\n<p><span class=\"SS_ListLabel\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">1.<\/span><\/span><span class=\"SS_ListItemContent\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">That [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of plaintiff<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] [owns\/leases] the property;<\/span><\/span><\/p>\n<p><span class=\"SS_ListLabel\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">2.<\/span><\/span><span class=\"SS_ListItemContent\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">That [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of plaintiff<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] [rented\/subleased] the property to [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">];<\/span><\/span><\/p>\n<p><span class=\"SS_ListLabel\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">3.<\/span><\/span><span class=\"SS_ListItemContent\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">That under the [lease\/rental agreement\/sublease], [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] agreed [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">insert required condition(s) that were not performed<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">];<\/span><\/span><\/p>\n<p><span class=\"SS_ListLabel\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">4.<\/span><\/span><span class=\"SS_ListItemContent\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">That [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] failed to perform [that\/those] requirement(s) by [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">insert description of alleged failure to perform<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">];<\/span><\/span><\/p>\n<p><span class=\"SS_ListLabel\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">5.<\/span><\/span><span class=\"SS_ListItemContent\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">That [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of plaintiff<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] properly gave [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] [and [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of subtenant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]] three days\u2019 written notice to [either [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">describe action to correct failure to perform<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] or] vacate the property; [and]<\/span><\/span><\/p>\n<p><span class=\"SS_ListLabel\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">[6.<\/span><\/span><span class=\"SS_ListItemContent\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">That [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] did not [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">describe action to correct failure to perform<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]; and]<\/span><\/span><\/p>\n<p><span class=\"SS_ListLabel\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">7.<\/span><\/span><span class=\"SS_ListItemContent\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">That [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] [or subtenant [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of subtenant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]] is still occupying the property.<\/span><\/span><\/p>\n<p><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">[[<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]\u2019s failure to perform the requirement(s) of the [lease\/rental agreement\/sublease] must not be trivial, but must be a substantial violation of [an] important obligation(s).] <br class=\"avia-permanent-lb\" \/><br class=\"avia-permanent-lb\" \/><\/span><\/p>\n<hr \/>\n<div class=\"SS_Note\">\n<h2 class=\"SS_HideShowSection SS_Expandable\"><\/h2>\n<div id=\"TRNotes_n_1\">\n<p><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">New August 2007; Revised June 2010, December 2010, June 2011, December 2011, May 2020 <br class=\"avia-permanent-lb\" \/><br class=\"avia-permanent-lb\" \/><\/span><\/p>\n<hr \/>\n<p><a href=\"https:\/\/crowdsourcelawyers.com\/\">Crowdsource Lawyers<\/a><\/p>\n<p><a href=\"https:\/\/crowdsourcelawyers.com\/judicial-council-california-civil-jury-instructions-caci\">https:\/\/crowdsourcelawyers.com\/judicial-council-california-civil-jury-instructions-caci<\/a><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\"><br class=\"avia-permanent-lb\" \/><\/span><\/p>\n<hr \/>\n<\/div>\n<\/div>\n<div class=\"SS_Note\">\n<h2 class=\"SS_HideShowSection SS_Expandable\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">Directions for Use<\/span><\/h2>\n<div id=\"TRNotes_n_2\">\n<p>Include the bracketed references to a subtenancy in the opening paragraph, in element 5, and in the last element if persons other than the tenant-defendant are in occupancy of the premises.<\/p>\n<p>If the plaintiff is the landlord or owner, select either \u201clease\u201d or \u201crental agreement\u201d in the opening paragraph and in element 3, \u201cowns\u201d in element 1, and \u201crented\u201d in element 2. Commercial documents are usually called \u201cleases\u201d while residential documents are often called \u201crental agreements.\u201d Select the term that is used on the written document.<\/p>\n<p>If the plaintiff is a tenant seeking to recover possession from a subtenant, select \u201csublease\u201d in the opening paragraph and in element 3, \u201cleases\u201d in element 1, and \u201csubleased\u201d in element 2. (Code Civ. Proc., \u00a7\u20091161(3).)<\/p>\n<p>Defective service may be waived if defendant admits timely receipt of notice. (See\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Valov v. Tank<\/span>\u00a0(1985) 168 Cal.App.3d 867, 876 [214 Cal.Rptr. 546].) However, if the fact of service is contested, compliance with the statutory requirements must be shown. (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Palm Property Investments, LLC v. Yadegar<\/span>\u00a0(2011) 194 Cal.App.4th 1419, 1425 [123 Cal.Rptr.3d 816].) Therefore, this instruction does not provide an option for the jury to determine whether or not defective service was waived if there was actual receipt.<\/p>\n<p>If a commercial lease requires service by a particular method, actual receipt by the tenant will not cure the landlord\u2019s failure to comply with the service requirements of the lease. (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Culver Center Partners East #1,\u00a0<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">L.P. v. Baja Fresh Westlake Village, Inc.<\/span>\u00a0(2010) 185 Cal.App.4th 744, 752 [110 Cal.Rptr.3d 833].) Whether the same rule applies to a residential lease that specifies a method of service has not yet been decided.<\/p>\n<p>If the lease specifies a time period for notice other than the three-day period, substitute that time period in element 5.<\/p>\n<p>If the violation of the condition or covenant involves assignment, sublet, or waste, or if the breach cannot be cured, the landlord is entitled to possession on service of a three-day notice to quit; no opportunity to cure by performance is required. (Code Civ. Proc., \u00a7\u20091161(4);\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Salton Community Services Dist. v. Southard<\/span>\u00a0(1967) 256 Cal.App.2d 526, 529 [64 Cal.Rptr. 246].) In such a case, omit the bracketed language in element 5 and also omit element 6. If the violation involves nuisance or illegal activity, give\u00a0CACI No. 4308,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Termination for Nuisance or Unlawful Use\u2014Essential Factual Elements<\/span>.<\/p>\n<p>Include the last paragraph if the tenant alleges that the violation was trivial. (See\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Boston LLC v. Juarez<\/span>\u00a0(2016) 245 Cal.App.4th 75, 81 [199 Cal.Rptr.3d 452].) It is not settled whether the landlord must prove the violation was substantial or the tenant must prove triviality as an affirmative defense. (See\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Superior Motels, Inc. v. Rinn Motor Hotels, Inc.<\/span>\u00a0(1987) 195 Cal.App.3d 1032, 1051 [241 Cal.Rptr. 487];\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Keating v. Preston<\/span>\u00a0(1940) 42 Cal.App.2d 110, 118 [108 P.2d 479].)<\/p>\n<p>The Tenant Protection Act of 2019 and\/or local or federal law may impose additional requirements for the termination of a rental agreement based on breach of a condition. (See, e.g.,\u00a0Civ. Code, \u00a7\u20091946.2(a)\u00a0[\u201cjust cause\u201d requirement for termination of certain residential tenancies], (b) [\u201cjust cause\u201d defined].) This instruction should be modified accordingly if applicable.<\/p>\n<p>See\u00a0CACI No. 4305,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Sufficiency and Service of Notice of Termination for Violation of Terms of Agreement,<\/span>\u00a0for an instruction on proper written notice.<\/p>\n<p>See also\u00a0CACI No. 312,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Substantial Performance<\/span>. <br class=\"avia-permanent-lb\" \/><br class=\"avia-permanent-lb\" \/><\/p>\n<hr \/>\n<\/div>\n<\/div>\n<div class=\"SS_Note\">\n<h2 class=\"SS_HideShowSection SS_Expandable\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">Sources and Authority<\/span><\/h2>\n<div id=\"TRNotes_n_3\">\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">Unlawful Detainer Based on Failure to Perform Conditions.\u00a0Code of Civil Procedure section 1161(3),\u00a0(4).<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">Tenant Protection Act of 2019.\u00a0Civil Code section 1946.2.<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">Conversion of Unlawful Detainer to Ordinary Civil Action if Possession No Longer at Issue.\u00a0Civil Code section 1952.3(a).<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201c[Code of Civil Procedure section 1161(3)] provides, that where the conditions or covenants of a lease can be performed, a lessee may within three days after the service of the notice perform them, and so save a forfeiture of his lease. By performing, the tenant may defeat the landlord\u2019s claim for possession. Where, however, the covenants cannot be performed, the law recognizes that it would be an idle and useless ceremony to demand their performance, and so dispenses with the demand to do so. And this is all that it does dispense with. It does not dispense with the demand for the possession of the premises. It requires that in any event. If the covenants can be performed, the notice is in the alternative, either to perform them or deliver possession. When the covenants are beyond performance an alternative notice would be useless, and demand for possession alone is necessary. Bearing in mind that the object of this statute is to speedily permit a landlord to obtain possession of his premises where the tenant has violated the covenants of the lease, the only reasonable interpretation of the statute is, that before bringing suit he shall take that means which should be most effectual for the purpose of obtaining possession, which is to demand it. If upon demand the tenant surrenders possession, the necessity for any summary proceeding is at an end, and by the demand is accomplished what the law otherwise would accord him under the proceeding.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Schnittger v. Rose<\/span>\u00a0(1903) 139 Cal. 656, 662 [73 P. 449].)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cIt is well settled that the notice required under [Code Civ. Proc., \u00a7\u20091161] subdivisions 2 and 3 (where the condition or covenant assertedly violated is capable of being performed) must be framed in the alternative, viz., pay the rent or quit, perform the covenant or quit, and a notice which merely directs the tenant to quit is insufficient to render such tenant guilty of unlawful detainer upon his continued possession.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Hinman v. Wagnon<\/span>\u00a0(1959) 172 Cal.App.2d 24, 27 [341 P.2d 749], original italics.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cPlaintiff argues, however, that he should be allowed to amend his complaint so as to bring his action under section 1161, subdivision 4. The notice thereunder required need not be framed in the alternative. However, plaintiff has at no time, either by his three days\u2019 notice or in any of his pleadings, suggested that defendant had assigned the lease or sublet the property, or had committed waste contrary to the conditions or covenants of the lease, or maintained a nuisance on the premises, or had used the property for an unlawful purpose. Plaintiff had three opportunities to state a cause of action; if he was of the belief that facts existed which brought his case under 1161, subdivision 4, it would have been a simple matter to allege such facts, but this he did not do.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Hinman<\/span>,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">supra<\/span>, 172 Cal.App.2d at p. 29.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cThe law sensibly recognizes that although every instance of noncompliance with a contract\u2019s terms constitutes a breach, not every breach justifies treating the contract as terminated. Following the lead of the Restatements of Contracts, California courts allow termination only if the breach can be classified as \u2018material,\u2019 \u2018substantial,\u2019 or \u2018total.\u2019\u2009\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Superior Motels, Inc., supra,<\/span>\u00a0195 Cal.App.3d at p. 1051, internal citations omitted.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201c\u2009\u2018[A] lease may be terminated only for a substantial breach thereof, and not for a mere technical or trivial violation.\u2019 This materiality limitation even extends to leases which contain clauses purporting to dispense with the materiality limitation.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Boston LLC, supra<\/span>, 245 Cal.App.4th at p. 81, internal citation omitted.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201c\u2009\u2018Normally the question of whether a breach of an obligation is a material breach \u2026 is a question of fact,\u2019 however \u2018\u2009\u201cif reasonable minds cannot differ on the issue of materiality, the issue may be resolved as a matter of law.\u201d\u2009\u2019\u2009\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Boston LLC, supra<\/span>, 245 Cal.App.4th at p. 87.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cAs to the substantiality of the violation, the evidence shows that the violation was wilful. Therefore, the court will not measure the extent of the violation.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Hignell v. Gebala<\/span>\u00a0(1949) 90 Cal.App.2d 61, 66 [202 P.2d 378].)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cWhere a covenant in a lease has been breached and the breach cannot be cured, a demand for performance is not a condition precedent to an unlawful detainer action.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Salton Community Services Dist.<\/span>,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">supra<\/span>, 256 Cal.App.2d at p. 529.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cIf the tenant gives up possession of the property after the commencement of an unlawful detainer proceeding, the action becomes an ordinary one for damages.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Fish Construction Co. v. Moselle Coach Works, Inc.<\/span>\u00a0(1983) 148 Cal.App.3d 654, 658 [196 Cal.Rptr. 174].)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cProper service on the lessee of a valid three-day notice to pay rent or quit is an essential prerequisite to a judgment declaring a lessor\u2019s right to possession under section 1161, subdivision 2. A lessor must allege and prove proper service of the requisite notice. Absent evidence the requisite notice was properly served pursuant to section 1162, no judgment for possession can be obtained.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Liebovich v. Shahrokhkhany<\/span>\u00a0(1997) 56 Cal.App.4th 511, 513 [65 Cal.Rptr.2d 457], internal citations omitted.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cSection 1162 does not authorize service of a three-day notice to pay rent or quit by mail delivery alone, certified or otherwise. It provides for service by: personal delivery; leaving a copy with a person of suitable age and discretion at the renter\u2019s residence or usual place of business\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">and<\/span>\u00a0sending a copy through the mail to the tenant\u2019s\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">residence<\/span>; or posting\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">and<\/span>\u00a0delivery of a copy to a person there residing, if one can be found,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">and<\/span>\u00a0sending a copy through the mail. Strict compliance with the statute is required.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Liebovich, supra<\/span>, 56 Cal.App.4th at p. 516, original italics, internal citations omitted.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cIn the cases discussed\u2009\u2026\u2009, a finding of proper service turned on a party\u2019s acknowledgment or admission the notice in question was in fact received. In the present case, defendant denied, in his answer and at trial, that he had ever received the three-day notice. Because there was no admission of receipt in this case, service by certified mail did not establish or amount to personal delivery. Further, there was no evidence of compliance with any of the three methods of service of a three-day notice to pay rent or quit provided in [Code of Civil Procedure] section 1162. Therefore, the judgment must be reversed.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Liebovich, supra<\/span>, 56 Cal.App.4th at p. 518.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201c[Code of Civil Procedure section 1162\u00a0specifies] three ways in which service of the three-day notice may be effected on a residential tenant:\u2009\u2026\u2009. As explained in\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Liebovich, supra<\/span>,\u2009\u2026\u2009, \u2018[w]hen the fact of service is contested, compliance with one of these methods must be shown or the judgment must be reversed.\u2019\u2009\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Palm Property Investments, LLC, supra<\/span>, 194 Cal.App.4th at p. 1425.) <br class=\"avia-permanent-lb\" \/><br class=\"avia-permanent-lb\" \/><\/span><\/p>\n<hr \/>\n<\/div>\n<\/div>\n<h2 class=\"SS_Heading\"><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\"><span class=\"SS_ib\" data-housestyle=\"EMPHASIS_ib\">Secondary Sources<\/span><\/span><\/h2>\n<div>12 Witkin, Summary of California Law (11th ed. 2017) Real Property, \u00a7\u00a7\u2009753, 759<\/div>\n<div>1 California Landlord-Tenant Practice (Cont.Ed.Bar 2d ed.) \u00a7\u00a7\u20098.50\u20138.54<\/div>\n<div>1 California Eviction Defense Manual (Cont.Ed.Bar 2d ed.) \u00a7\u00a7\u20095.2, 6.38\u20136.49<\/div>\n<div>Friedman et al., California Practice Guide: Landlord-Tenant, Ch.12-G,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Termination of Section 8 Tenancies<\/span>, \u00b6\u200912:200 et seq. (The Rutter Group)<\/div>\n<div>Friedman et al., California Practice Guide: Landlord-Tenant, Ch.7-C,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Bases For Terminating Tenancy<\/span>, \u00b6\u20097:93 et seq. (The Rutter Group)<\/div>\n<div>7\u00a0California Real Estate Law and Practice, Ch. 200,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Termination: Causes and Procedures<\/span>, \u00a7\u2009200.21\u00a0(Matthew Bender)<\/div>\n<div>7\u00a0California Real Estate Law and Practice, Ch. 210,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Unlawful Detainer<\/span>, \u00a7\u00a7\u2009210.21,\u00a0210.23,\u00a0210.24\u00a0(Matthew Bender)<\/div>\n<div>Matthew Bender Practice Guide: California Landlord-Tenant Litigation, Ch. 5,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Unlawful Detainer<\/span>, 5.07<\/div>\n<div>29\u00a0California Forms of Pleading and Practice, Ch. 332,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Landlord and Tenant: The Tenancy<\/span>, \u00a7\u2009332.28\u00a0(Matthew Bender)<\/div>\n<div>29\u00a0California Forms of Pleading and Practice, Ch. 333,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Landlord and Tenant: Eviction Actions<\/span>, \u00a7\u2009333.10\u00a0(Matthew Bender)<\/div>\n<div>23\u00a0California Points and Authorities, Ch. 236,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Unlawful Detainer<\/span>, \u00a7\u00a7\u2009236.11,\u00a0236.20\u00a0(Matthew Bender)<\/div>\n<div>Miller &amp; Starr California Real Estate 4th, \u00a7\u200934.182 (Thomson Reuters)<\/div>\n<div class=\"SS_Note\">\n<div id=\"TRNotes_n_3\"><\/div>\n<\/div>\n<\/div><\/section>\n<div  class='hr av-7cx2rx-97791dd4a60a43320e2e8aa72ba04c74 hr-default  avia-builder-el-6  el_after_av_textblock  el_before_av_textblock '><span class='hr-inner '><span class=\"hr-inner-style\"><\/span><\/span><\/div>\n\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-6ebd3h-2993564a12b1d30f381b94ebdb3ba0d8\">\n#top .av_textblock_section.av-6ebd3h-2993564a12b1d30f381b94ebdb3ba0d8 .avia_textblock{\nfont-size:22px;\n}\n<\/style>\n<section  class='av_textblock_section av-6ebd3h-2993564a12b1d30f381b94ebdb3ba0d8 '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class='avia_textblock'  itemprop=\"text\" ><p><a href=\"https:\/\/crowdsourcelawyers.com\/\">CrowdSourceLawyers.com<\/a><\/p>\n<\/div><\/section>\n","protected":false},"excerpt":{"rendered":"","protected":false},"author":3,"featured_media":0,"parent":0,"menu_order":0,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-1869","page","type-page","status-publish","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - 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