California Form UD-100 is the official Judicial Council complaint a landlord uses to start an unlawful detainer (eviction) lawsuit in California. You fill it out by entering the parties, the property, the lease, the notice you served, the legal grounds for eviction, and the relief you want, then you verify it under penalty of perjury and file it with the correct superior court.
A 2024 report from the California Policy Lab found that more than 60,000 unlawful detainer cases are filed each year across the state, and a single mistake on UD-100, like checking the wrong box on the notice section, can void the entire case under Code of Civil Procedure §1166. That is why filling out this form correctly is the most important step in any California eviction.
In this guide, you will learn:
- 📄 How to complete every line of UD-100, item by item, with examples
- ⚖️ The legal grounds you can list and the consequences of choosing the wrong one
- 🏠 How AB 1482 just-cause rules and local rent ordinances change the form
- 📝 The companion forms you must file with UD-100 and how they connect
- 🚫 The most common mistakes landlords make and how to avoid them
What Form UD-100 Is and Why It Exists
Form UD-100 is the mandatory Judicial Council complaint for residential and commercial unlawful detainer actions in California. Under California Rules of Court, Rule 1.31, mandatory forms must be used as written, so a landlord cannot draft a custom complaint and skip UD-100 in most eviction cases. The current version is revised January 1, 2025, and older versions are rejected at filing windows in many courts, including the Los Angeles Superior Court.
The form exists because the California Legislature created a fast-track summary procedure for evictions in Code of Civil Procedure §§1161–1179a. The plain-English point is that landlords get a quicker trial than a regular civil case, but only if they follow the strict pleading rules. The consequence of skipping the form or using a custom complaint is a demurrer or motion to strike, which can delay the case for weeks or kill it.
A common misconception is that UD-100 is only for nonpayment cases. The form actually covers every residential and commercial unlawful detainer ground, including breach of covenant, nuisance, end of fixed term, post-foreclosure holdovers under Code of Civil Procedure §1161a, and just-cause terminations under Civil Code §1946.2. Each ground has its own checkbox path on the form.
For example, a landlord named Marisol who owns a duplex in Long Beach must use UD-100 even if her tenant simply overstayed a 60-day notice. If she files a generic complaint, the clerk will reject it under Local Rule 3.1.
Before You Start: Documents You Need
You should gather the lease, the served notice, the proof of service, ownership records, and any AB 1482 just-cause documentation before you open UD-100. Filing without these documents leads to attachment errors that violate Code of Civil Procedure §1166(d), which requires the notice and lease to be attached or pleaded verbatim.
The consequence of missing an attachment is dismissal without prejudice, but you lose your filing fee, and your tenant gets more free occupancy. A common misconception is that you can file the complaint first and add exhibits later, but California courts treat exhibits as part of the pleading. A real example is David, a Sacramento landlord who filed UD-100 without attaching his three-day notice, and the court sustained the tenant’s demurrer at the first hearing.
Lease and Rental Agreement
Attach the signed written lease as Exhibit 1, or check the oral-agreement box on item 6a if there is no written lease. The lease establishes the rent amount, the term, and any “no-pets” or “no-subletting” clauses you want to enforce. Without a clear lease, the court cannot calculate damages under Civil Code §1951.2, which limits a landlord’s recovery to the rent owed minus what could have been mitigated.
If the lease was assigned or transferred, you must explain that on item 6e. The consequence of skipping the assignment disclosure is a standing challenge from the tenant. A common misconception is that month-to-month tenants do not need a written lease attached, but if one exists, you still must attach it.
The Notice You Served
You must attach the three-day notice to pay rent or quit, the three-day notice to perform covenants, the three-day nuisance notice, the 30-day or 60-day termination notice, or the 90-day post-foreclosure notice, depending on your ground. Each notice has its own statutory wording under Code of Civil Procedure §1161. A notice with the wrong number of days, the wrong dollar amount, or the wrong cure period is fatal under Levitz Furniture Co. v. Wingtip Communications.
The consequence of attaching the wrong notice is a complete loss at trial, even if the tenant truly owes rent. A real example is Priya, an Oakland landlord who demanded $4,200 on a three-day notice when the tenant only owed $4,000, and the court ruled the notice overstated rent and dismissed the case.
Proof of Service of the Notice
You should also attach the proof of service for the notice, often on Judicial Council form UD-104 or a declaration. The proof shows the date, time, address, and method of service, which the court needs to confirm the notice period actually expired. Service by post-and-mail under CCP §1162(a)(3) requires diligence, and missing that step voids service.
A common misconception is that texting or emailing the notice is enough, but California still requires personal, substituted, or post-and-mail service for unlawful detainer notices. The consequence of bad service is dismissal and a fresh notice cycle.
Line-by-Line Walkthrough of UD-100
The form has a caption, items 1 through 19, a verification, and a signature block. Each item has sub-checkboxes that change the legal theory of the case. Filling these out wrong is the leading cause of unlawful detainer dismissals, according to the California Courts Self-Help Center.
Caption: Court, Parties, and Case Number
The top caption asks for the attorney or self-represented party, the superior court branch, and the names of the plaintiff and defendant. You must file in the county where the property sits under CCP §392, and filing in the wrong county leads to transfer or dismissal. The plaintiff is the legal owner or the authorized agent, and the defendant is every adult occupant, including any “Doe” defendants under CCP §474.
A common misconception is that you can sue only the named tenant on the lease, but unnamed adult occupants must be added as Does or pre-judgment claimants under CCP §415.46. The consequence of skipping that step is that the sheriff cannot evict the unnamed occupants. A real example is Tom, a San Diego landlord who only sued “John Doe” without using the proper Doe procedure, and the sheriff refused to lock out the tenant’s adult son.
You also check the box for limited civil case if the demand is $35,000 or less, or unlimited if more, under the new jurisdictional thresholds in CCP §85. Most residential evictions are limited civil. The consequence of checking the wrong box is a fee mismatch and a clerk rejection.
Item 1: Plaintiff Identification
Item 1 asks who the plaintiff is and how that plaintiff has standing. You list the legal owner, a property manager with written authority, or a successor in interest after foreclosure. Standing is governed by CCP §367, which requires the real party in interest.
The consequence of wrong standing is a special demurrer that knocks out the case. A common misconception is that an LLC’s member can sue in personal name when the LLC owns the property, but the LLC must be the plaintiff and must be represented by a licensed attorney under Caressa Camille, Inc. v. Alcoholic Beverage Control Appeals Bd..
Item 2: Property Address and Description
Item 2 asks for the full street address, city, county, and ZIP, plus a description of any rented parking, storage, or yard. The legal description matters because the writ of possession will name only what UD-100 lists, under CCP §1170.5. If you forget the parking space, the sheriff cannot remove the tenant’s car.
A common misconception is that the address on the lease is enough, but if the unit number changed or the building has been re-addressed, the writ may fail. The consequence is a delay and a re-issued writ.
Item 3: Venue Justification
Item 3 confirms the property is in the county where you are filing. Venue is mandatory under CCP §392(a), and a wrong venue triggers a motion to transfer that costs you 30 to 60 days. A real example is Lin, an Alameda landlord who filed in San Francisco because her property manager lived there, and the court transferred the case after the tenant’s attorney filed a §396b motion.
Item 4: Lease Details
Item 4 covers the date the tenancy began, the names of the original tenants, the original rent amount, and the rent due date. You must list the current rent if it has changed, and you must show how each increase complied with Civil Code §1947.12. For 2026, the AB 1482 cap is 5% plus CPI, capped at 10%, and the Department of Industrial Relations CPI controls the math.
The consequence of an illegal rent increase is that the tenant can defend by saying the demanded rent was never lawfully owed. A common misconception is that AB 1482 only applies to large buildings, but it covers most multifamily rentals statewide unless an exemption applies.
Item 5: Change in Terms
Item 5 asks if the rental terms have changed. If you raised rent, modified pet rules, or added parking fees, you must check the box and attach the change notice. Under Civil Code §827, rent increases of 10% or more require 90 days’ notice, and smaller increases require 30 days.
The consequence of an undisclosed change is a credibility hit at trial. A real example is Greg, a Fresno landlord who quietly raised rent by text and then sued for nonpayment, only to lose because the increase notice was invalid.
Item 6: Sub-Tenancy, Foreclosure, and Section 8
Item 6 asks if the property is subject to a Section 8 voucher, post-foreclosure status, or other special programs. Section 8 evictions require HUD-mandated language and good cause under federal law. Post-foreclosure tenants get 90 days under the Protecting Tenants at Foreclosure Act and California CCP §1161b.
A common misconception is that buying a house at a trustee’s sale wipes out tenants, but bona fide tenants keep the term of their lease unless the buyer will occupy. The consequence of ignoring §1161b is dismissal.
Item 7: The Notice
Item 7 is the heart of UD-100. You check the type of notice, the date served, the method of service, and the date the notice expired. The form lists three-day, 30-day, 60-day, and 90-day options. You must match the notice to the ground in CCP §1161.
The consequence of mismatching is fatal. A real example is Ana, a San Jose landlord who served a three-day notice for a month-to-month termination instead of a 60-day notice, and the court tossed the case at trial.
Item 8: Notice Compliance
Item 8 asks whether the tenant performed the notice’s requirement, like paying rent or curing a breach. If the tenant paid in full within the three days, you cannot proceed under CCP §1161(2). If they paid partial rent, the answer depends on whether you accepted it as a waiver.
A common misconception is that accepting partial rent always waives the notice, but a written non-waiver agreement under Civil Code §1947.3 protects the landlord. The consequence of accepting rent without that agreement is waiver.
Item 9: Just Cause Statement
Item 9 is the AB 1482 just-cause section. You check whether the property is exempt, whether the eviction is “at-fault” or “no-fault,” and whether you paid relocation assistance. No-fault evictions require one month’s rent in relocation under Civil Code §1946.2(d).
The consequence of failing to plead just cause is dismissal under Owens v. City of Oakland Housing, Residential Rent and Relocation Bd.. A common misconception is that single-family homes are always exempt, but the landlord must have given the tenant written notice of the exemption.
Item 10: Past-Due Rent
Item 10 lists the daily rental value, the rent owed, and the period covered. Daily value is usually monthly rent divided by 30. You must not include late fees, utilities, or other charges in the rent total under WDT-Winchester v. Nilsson.
The consequence of inflating rent is notice invalidity. A real example is Carlos, a Riverside landlord who added a $75 late fee to the rent demand, and the court ruled the entire notice void.
Items 11–14: Additional Allegations and Damages
Items 11 through 14 cover attorney’s fees if the lease has a fees clause, statutory damages of up to $600 for malicious holdovers under CCP §1174(b), and any additional facts you want pleaded. Attorney’s fees clauses are reciprocal under Civil Code §1717, so the tenant can also recover if they win.
A common misconception is that you always get fees, but the lease must have the clause and the fees must be reasonable. The consequence of overreaching on fees is a court reduction.
Items 15–19: COVID, Local Ordinances, and Verification
Items 15 through 19 address local rent control, COVID-era protections, and the verification. You list the city ordinance if any (for example, the Los Angeles RSO or the San Francisco Rent Ordinance). You verify the complaint under penalty of perjury, which exposes you to Penal Code §118 liability for false statements.
The consequence of an unverified complaint is a clerk rejection. A real example is Renee, a Berkeley landlord whose paralegal forgot to sign the verification, and the case sat for two weeks until the clerk caught it.
Three Common Eviction Scenarios on UD-100
Each scenario shows the cause and the outcome on the form. These are the most popular fact patterns, based on data from Stanford Eviction Lab and California Courts statistics.
Scenario 1: Nonpayment of Rent
| Step on UD-100 | Result If Done Wrong |
|---|---|
| Serve a 3-day notice with exact rent owed | Inflated amount voids the entire notice |
| Attach notice and proof of service | Missing exhibit triggers demurrer |
| List daily rental value in item 10 | Wrong daily value reduces damages |
| Verify under penalty of perjury | Unverified complaint is rejected |
Scenario 2: Breach of a No-Pets Clause
| Step on UD-100 | Result If Done Wrong |
|---|---|
| Serve 3-day notice to perform or quit | Skipping cure period voids notice |
| Attach lease showing no-pets clause | Missing clause loses breach claim |
| Plead just cause if AB 1482 applies | No just-cause plea equals dismissal |
| Demand possession and damages | Vague prayer reduces judgment |
Scenario 3: 60-Day No-Fault Termination
| Step on UD-100 | Result If Done Wrong |
|---|---|
| Serve 60-day notice with relocation offer | Missing relocation voids notice |
| State just-cause exemption or reason | Wrong reason triggers tenant defense |
| Attach AB 1482 disclosure to lease | No disclosure blocks exemption claim |
| File after 60th day expires | Early filing triggers dismissal |
Named-Person Examples
These are realistic illustrations of how UD-100 plays out for actual landlords.
Example 1: Marisol’s Long Beach Duplex
Marisol owns a Long Beach duplex covered by AB 1482. Her tenant stopped paying in March 2026. She serves a three-day notice demanding $2,900, attaches it to UD-100, checks item 9 for “at-fault just cause” because of nonpayment, and pleads the lease in item 4. She wins possession at trial because every box matches her notice.
Example 2: David’s Sacramento Single-Family Home
David rents out a single-family home in Sacramento. He gave the statutory exemption notice when the tenant moved in. He serves a 60-day no-fault notice and on UD-100 checks the AB 1482 exemption box at item 9. Because he kept the signed exemption notice, the court honors the exemption.
Example 3: Priya’s Oakland Triplex
Priya owns an Oakland triplex covered by the Oakland Just Cause for Eviction Ordinance. She must plead the local just-cause reason on item 15. She lists “substantial breach of rental agreement” and attaches the notice and the lease provision. The court accepts her pleading because it tracks Oakland’s stricter rules, which are layered on top of state law.
Mistakes to Avoid
These are the seven most common UD-100 errors that derail California evictions.
- Filing in the wrong county, which forces a transfer and a 30-to-60-day delay under CCP §396b.
- Demanding the wrong dollar amount on a three-day notice, which voids the notice under Levitz Furniture Co. v. Wingtip Communications.
- Forgetting to attach the lease and the notice as exhibits, which triggers a sustained demurrer.
- Skipping the AB 1482 just-cause statement, which leads to dismissal under Civil Code §1946.2.
- Suing only the named tenant, not the adult occupants, which lets unnamed occupants stay after the writ.
- Including late fees in the rent demand, which courts call a “fatal overstatement” under WDT-Winchester v. Nilsson.
- Failing to verify the complaint under penalty of perjury, which causes clerk rejection and lost filing fees.
Forms You File With UD-100
UD-100 never travels alone. You file it with several companion forms required by the California Rules of Court and your local court.
Summons SUM-130
The Summons – Unlawful Detainer (SUM-130) tells the tenant they have five days, not 30, to answer. The five-day clock comes from CCP §1167. Filing the wrong summons (SUM-100 instead of SUM-130) forces a re-service. The consequence of using the wrong summons is dismissal of any default judgment.
Civil Case Cover Sheet CM-010
The Civil Case Cover Sheet (CM-010) classifies the case for court statistics. You check “Unlawful detainer – residential” or “commercial.” A common misconception is that it is optional in limited cases, but most courts require it. The consequence of skipping it is a clerk rejection.
Prejudgment Claim CP10.5
The Prejudgment Claim of Right to Possession (CP10.5) is served with the summons to bind unnamed occupants. Without it, you cannot evict adult occupants who are not on the lease. The consequence is that the sheriff will refuse to lock out unnamed adults.
UD-101 Plaintiff’s Mandatory Cover Sheet
The UD-101 Cover Sheet is required in some courts to confirm the tenancy is not protected by federal CARES Act notice rules or by a federally backed mortgage. The consequence of skipping it is dismissal.
Do’s and Don’ts of UD-100
Follow these rules to keep your unlawful detainer on track.
- Do attach every notice and lease as a labeled exhibit, because exhibits are part of the pleading.
- Do plead AB 1482 just cause or exemption in item 9, because silence equals dismissal.
- Do verify the complaint personally, because a paralegal cannot sign for you.
- Do check the limited or unlimited box correctly, because a fee mismatch causes rejection.
- Do file in the property’s county, because venue is mandatory.
- Don’t include late fees in rent, because that voids the notice.
- Don’t sue an LLC’s members in their personal names, because the LLC is the real party in interest.
- Don’t accept partial rent without a non-waiver writing, because that waives the notice.
- Don’t forget the proof of service for the underlying notice, because the court cannot tell when the notice expired.
- Don’t use an outdated UD-100 revision, because clerks reject older versions.
Pros and Cons of Self-Filing UD-100
Self-filing saves money but raises risk.
- Pro: You save $1,500–$3,000 in attorney fees per case.
- Pro: You learn the form and can reuse it.
- Pro: You stay in control of strategy and timing.
- Pro: You file faster than waiting on counsel.
- Pro: Self-help centers like the California Courts Self-Help Center are free.
- Con: One wrong checkbox can void the case.
- Con: You lose the attorney’s fees clause benefit if the lease requires representation.
- Con: Local rent ordinances are confusing without counsel.
- Con: Tenant lawyers from Legal Aid often file aggressive demurrers.
- Con: Mistakes give the tenant more free occupancy time.
Key California Cases on Unlawful Detainer
Recapping rulings helps you anticipate tenant defenses.
- Green v. Superior Court (1974) created the warranty of habitability defense.
- Borsuk v. Appellate Division (2015) limited writ review of UD denials.
- WDT-Winchester v. Nilsson held that overstating rent voids a three-day notice.
- Levitz Furniture Co. v. Wingtip Communications applied the same rule to commercial leases.
- Owens v. City of Oakland upheld local just-cause ordinances against preemption.
FAQs
Do I have to use Form UD-100 for every California eviction?
Yes. Judicial Council Form UD-100 is the mandatory complaint for residential and commercial unlawful detainer actions filed in California superior courts under the Rules of Court.
Can I file UD-100 before the notice period ends?
No. You must wait until the day after the notice’s last day expires, or the case will be dismissed for being premature under CCP §1161.
Is UD-100 free to file?
No. Filing fees range from about $240 to $450 depending on the demand amount and county, with possible fee waivers under Government Code §68630.
Can a property manager sign UD-100 for the owner?
Yes. A manager with written authority can sign as the plaintiff’s agent, but a non-attorney cannot sign for an LLC, which must hire counsel.
Do I need to attach the lease?
Yes. You must attach the written lease or check the oral-agreement box, because the court must see the rental terms to award possession and damages correctly.
Does AB 1482 apply to single-family homes?
No. Single-family homes owned by individuals are exempt only if the landlord gave the tenant the statutorily required exemption notice in writing.
Can I include late fees in the three-day notice?
No. California courts treat late fees as separate contract damages, and including them in the rent demand voids the notice and the lawsuit.
Do I have to use the January 2025 revision of UD-100?
Yes. Most California superior courts reject older revisions because the Judicial Council updates mandatory forms periodically under Rule 1.31.
Can I evict an unnamed adult occupant?
Yes. You can evict unnamed adults if you serve the Prejudgment Claim of Right to Possession (CP10.5) with the summons and complaint.
Is the tenant’s response time really five days?
Yes. Tenants must answer within five court days of personal service under CCP §1167, which is much shorter than the 30-day civil default.
Can I serve UD-100 by email?
No. California requires personal, substituted, or post-and-mail service for the summons and complaint, although later filings can be e-served.
What happens if I lose the UD-100 case?
No writ issues, and the tenant stays. You may also owe the tenant’s attorney’s fees if the lease has a fees clause under Civil Code §1717.
Related reading
- How to Fill Out California Form UD-101 (w/Examples) + FAQs
- How to Fill Out California Form UD-105 (w/Examples) + FAQs
- How to Fill Out California Form UD-110 (w/Examples) + FAQs
- How to Fill Out California Form UD-115 (w/Examples) + FAQs
- How to Fill Out California Form UD-116 (w/Examples) + FAQs
- How to Fill Out California Form UD-150 (w/Examples) + FAQs
- How to Fill Out Washington Form LT 01 (w/Examples) + FAQs