{"id":1870,"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=1870"},"modified":"2022-05-09T19:50:07","modified_gmt":"2022-05-09T19:50:07","slug":"caci-4305-sufficiency-and-service-of-notice-of-termination-for-violation-of-terms-of-agreement","status":"publish","type":"page","link":"https:\/\/crowdsourcelawyers.com\/judicial-council-california-civil-jury-instructions-caci\/caci-4305-sufficiency-and-service-of-notice-of-termination-for-violation-of-terms-of-agreement\/","title":{"rendered":"CACI 4305 Sufficiency and Service of Notice of Termination for Violation of Terms of Agreement"},"content":{"rendered":"\n<style type=\"text\/css\" data-created_by=\"avia_inline_auto\" id=\"style-css-av-kv2csykw-442daccd8758e012797329b0cce26c91\">\n#top .av-special-heading.av-kv2csykw-442daccd8758e012797329b0cce26c91{\npadding-bottom:10px;\n}\nbody .av-special-heading.av-kv2csykw-442daccd8758e012797329b0cce26c91 .av-special-heading-tag .heading-char{\nfont-size:25px;\n}\n.av-special-heading.av-kv2csykw-442daccd8758e012797329b0cce26c91 .av-subheading{\nfont-size:15px;\n}\n<\/style>\n<div  class='av-special-heading av-kv2csykw-442daccd8758e012797329b0cce26c91 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 4305 Sufficiency and Service of Notice of Termination for Violation of Terms of Agreement<\/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 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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-kv2cuah4-dee3887a1ccc129c3297da23c8ccf8d4\">\n#top .av_textblock_section.av-kv2cuah4-dee3887a1ccc129c3297da23c8ccf8d4 .avia_textblock{\nfont-size:20px;\n}\n<\/style>\n<section  class='av_textblock_section av-kv2cuah4-dee3887a1ccc129c3297da23c8ccf8d4 '   itemscope=\"itemscope\" itemtype=\"https:\/\/schema.org\/CreativeWork\" ><div class='avia_textblock'  itemprop=\"text\" ><h2 class=\"SS_Banner\">4305\u00a0Sufficiency and Service of Notice of Termination for Violation of Terms of Agreement<\/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\">] contends that [he\/she\/<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">nonbinary pronoun<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">\/it] properly gave [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] three days\u2019 notice to [either comply with the requirements of the [lease\/rental agreement\/sublease] or] vacate the property. To prove that the notice contained the required information and was properly given, [<\/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 the notice informed [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] in writing that [he\/she\/<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">nonbinary pronoun<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">\/it] must, within three days, [either comply with the requirements of the [lease\/rental agreement\/sublease] or] vacate 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 the notice described how [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] failed to comply with the requirements of the [lease\/rental agreement\/sublease] [and how to correct the failure];<\/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 the notice was given to [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] at least three days before [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">insert date on which action was filed<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">].<\/span><\/span><\/p>\n<p><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">[The three-day notice period excludes Saturdays, Sundays, and judicial holidays, but otherwise begins on the day after the notice to correct the failure or vacate the property was given to [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">].]<\/span><\/p>\n<p><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">Notice was properly given if [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">select one or more of the following manners of service:<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]<\/span><\/p>\n<p><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">[the notice was delivered to [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] personally[.\/; or]]<\/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\">] was not at [home or work\/the commercial rental property], and the notice was left with a responsible person at [[<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]\u2019s home or place of work\/the commercial property], and a copy was also mailed in an envelope addressed to [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] at [[his\/her\/<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">nonbinary pronoun<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">] residence\/the commercial property]. In this case, notice is considered given on the date the second notice was [received by [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]\/placed in the mail][.\/; or]]<\/span><\/p>\n<p><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">[<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">for a residential tenancy:<\/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 place of residence and work could not be discovered, or a responsible person could not be found at either place, and (1) the notice was posted on the property in a place where it would easily be noticed, (2) a copy was given to a person living there if someone could be found, and (3) a copy was also mailed to the address of the rented property in an envelope addressed to [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]. In this case, notice is considered given on the date the second notice was [received by [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]\/placed in the mail].]<\/span><\/p>\n<p><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">[<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">or for a commercial tenancy:<\/span><\/p>\n<p><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">at the time of attempted service, a responsible person could not be found at the commercial rental property through the exercise of reasonable diligence, and (1) the notice was posted on the property in a place where it would easily be noticed, and (2) a copy was also mailed to the address of the commercial property in an envelope addressed to [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]. In this case, notice is considered given on the date the second notice was [received by [<\/span><span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">name of defendant<\/span><span class=\"SS_bf\" data-housestyle=\"EMPHASIS_bf\">]\/placed in the mail].] <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 December 2010, June 2011, December 2011, November 2019, 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>If the violation of the condition or covenant involves assignment, subletting, 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 the first paragraph and in elements 1 and 2. If the violation involves nuisance or illegal activity, give\u00a0CACI No. 4309,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Sufficiency and Service of Notice of Termination for Nuisance or Unlawful Use<\/span>.<\/p>\n<p>If the plaintiff is the landlord or owner, select either \u201clease\u201d or \u201crental agreement\u201d in the optional language in the opening paragraph and in elements 1 and 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. If the plaintiff is a tenant seeking to recover possession from a subtenant, select \u201csublease.\u201d (Code Civ. Proc., \u00a7\u20091161(3).)<\/p>\n<p>Select the manner of service used: personal service, substituted service by leaving the notice at the defendant\u2019s home or place of work or at the commercial rental property, or substituted service by posting on the property. (See\u00a0Code Civ. Proc., \u00a7\u20091162.)<\/p>\n<p>There is a conflict in the case law with respect to when the three-day period begins if substituted service is used. Compare\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Davidson v. Quinn<\/span>\u00a0(1982) 138 Cal.App.3d Supp. 9, 14 [188 Cal.Rptr. 421]\u00a0[tenant must be given three days to pay, so period does not begin until actual notice is received] with\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Walters v. Meyers<\/span>\u00a0(1990) 226 Cal.App.3d Supp. 15, 19\u201320 [277 Cal.Rptr. 316]\u00a0[notice is effective when posted and mailed]. This conflict is accounted for in the second, third, and fourth bracketed options for the manner of service.<\/p>\n<p>Read the paragraph that follows the elements if any of the three days of the notice period fell on a Saturday, Sunday, or judicial holiday. (See\u00a0Code Civ. Proc., \u00a7\u20091161(3).) Judicial holidays are shown on the judicial branch website,\u00a0www.courts.ca.gov\/holidays.htm.<\/p>\n<p>If a lease specifies a time period for giving notice other than the three-day period, substitute that time period for three days throughout the instruction, provided that it is not less than three days.<\/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>The Tenant Protection Act of 2019 and\/or local ordinances may impose additional notice requirements for the termination of a rental agreement. (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. <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\">Manner of Service of Notice.\u00a0Code of Civil Procedure section 1162.<\/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\">\u201c[T]he service and notice provisions in the unlawful detainer statutes and [Code of Civil Procedure] section 1013\u00a0are mutually exclusive, and thus, section 1013 does not extend the notice periods that are a prerequisite to filing an unlawful detainer action.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Losornio v. Motta<\/span>\u00a0(1998) 67 Cal.App.4th 110, 112 [78 Cal.Rptr.2d 799].)<\/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 and sending 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 v. Shahrokhkhany<\/span>\u00a0(1997) 56 Cal.App.4th 511, 516 [65 Cal.Rptr.2d 457], original italics, internal citation omitted.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cWe \u2026 hold that service made in accordance with section 1162, subdivision 3, as applied to section 1161, subdivision 2, must be effected in such a manner as will give a tenant the three days of written notice required by the Legislature in which he may cure his default in the payment of rent.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Davidson, supra,<\/span>\u00a0138 Cal.App.3d Supp. at p. 14.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cWe \u2026 hold that service of the three-day notice by posting and mailing is effective on the date the notice is posted and mailed.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Walters, supra,<\/span>\u00a0226 Cal.App.3d Supp. at p. 20.)<\/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\">\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\">\u201c[D]efendant admitted in his answer that he \u2018ultimately received [the relevant] notice\u2019 but \u2018affirmatively allege[d] that he was not properly and legally served\u2019 with a valid notice. We find that, under the circumstances of this case, the defendant waived any defect in the challenged service of the notice under section 1162, subdivision 1.\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Valov<\/span>,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">supra<\/span>, 168 Cal.App.3d at p. 876.)<\/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 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\u201d (<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Palm Property Investments, LLC, supra<\/span>, 194 Cal.App.4th at p. 1425.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201cIn commercial leases the landlord and commercial tenant may lawfully agree to notice procedures that differ from those provided in the statutory provisions governing unlawful detainer.\u201d (<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.<\/span>,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">supra<\/span>, 185 Cal.App.4th at p.750.)<\/span><\/p>\n<p><span class=\"SS_ListLabel\">\u2022<\/span><span class=\"SS_ListItemContent\">\u201c[E]ven if some policy rationale might support such a waiver\/forfeiture [by actual receipt] rule in the residential lease context, there is no basis to apply it in the commercial context where matters of service and waiver are prescribed in the lease itself. Nothing in the parties\u2019 lease suggests actual receipt of a notice to quit results in the waiver or forfeiture of [tenant]\u2019s right to service accomplished in the manner prescribed. To the contrary, the lease specifically provides, \u2018No covenant, term or condition, or breach\u2019 of the lease \u2018shall be deemed waived except if expressly waived in a written instrument executed by the waiving party.\u2019 Although [tenant\u2019s agent] acted on the notice to quit by attempting to deliver the rent check, neither her fortuitous receipt of the notice nor her actions in response to it constitutes an express waiver of the notice provisions in the lease.\u201d (<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.<\/span>,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">supra<\/span>, 185 Cal.App.4th at p. 752, internal citation omitted.) <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, 760<\/div>\n<div>1 California Landlord-Tenant Practice (Cont.Ed.Bar 2d ed.) \u00a7\u00a7\u20098.46 et seq., 8.62 et seq.<\/div>\n<div>1 California Eviction Defense Manual (Cont.Ed.Bar 2d ed.) \u00a7\u00a7\u20095.2, 6.10\u20136.16, 6.25\u20136.29, 6.38\u20136.49, Ch. 8<\/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>, 5.11,\u00a05.12<\/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\u2009333.11\u00a0(Matthew Bender)<\/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>23\u00a0California Points and Authorities, Ch. 236,\u00a0<span class=\"SS_it\" data-housestyle=\"EMPHASIS_it\">Unlawful Detainer<\/span>, \u00a7\u00a7\u2009236.11,\u00a0236.12\u00a0(Matthew Bender)<\/div>\n<div>Miller &amp; Starr, California Real Estate 4th, \u00a7\u00a7\u200934:182, 34:183, 34:187 (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-6w4v8e-925bb997af39588a350da006ea3a3a16 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-60or26-758bbf73220449de3bccfe41c761972f\">\n#top .av_textblock_section.av-60or26-758bbf73220449de3bccfe41c761972f .avia_textblock{\nfont-size:22px;\n}\n<\/style>\n<section  class='av_textblock_section av-60or26-758bbf73220449de3bccfe41c761972f '   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-1870","page","type-page","status-publish","hentry"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - 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