Updated 01/29/25
The UD-120 Verification by Landlord Regarding Rental Assistance is a crucial legal document for landlords in California who are involved in an unlawful detainer (eviction) case. This form, adopted by the Judicial Council of California, is used to affirm whether the landlord has received any rental assistance or has pending applications related to the rent owed in the case.
When dealing with an eviction due to nonpayment of rent, it is essential to comply with state regulations to ensure the process is handled lawfully. Filing the UD-120 California form correctly can prevent delays and legal complications. In this guide, we will walk through the purpose of the form, its importance, and how to fill it out properly.
Table of Contents
- What Is the UD-120 Form?
- Why Is the UD-120 Important for Landlords?
- How to Fill Out the UD-120 Form
- Key Considerations Before Submitting
- Frequently Asked Questions
What Is the UD-120 Form?
The UD-120 Verification by Landlord Regarding Rental Assistance is a mandatory form required when filing an unlawful detainer complaint for nonpayment of rent. The form is used to verify whether the landlord:
- Has received rental assistance or financial compensation for the unpaid rent.
- Has a pending application for rental assistance that could cover the unpaid rent.
This verification helps the court determine if the eviction should proceed or if the tenant is eligible for assistance programs.
Why Is the UD-120 Important for Landlords?
California has strict tenant protections, especially regarding evictions. Courts require landlords to disclose any rental assistance received or applied for before proceeding with an unlawful detainer case. Submitting an inaccurate or incomplete UD-120 California form can result in delays or even dismissal of the eviction case.
Furthermore, the form ensures that landlords are not double-dipping—attempting to collect rental assistance and also evicting the tenant for nonpayment.
How to Fill Out the UD-120 Form
Filling out the UD-120 Verification by Landlord Regarding Rental Assistance correctly is critical. Here’s a step-by-step breakdown:
1. Gather Necessary Information
Before completing the form, ensure you have the following details:
- Case number assigned by the court.
- Attorney information (if applicable).
- Tenant’s name and property address.
- Details about any rental assistance received or applied for.
2. Enter Case Details
- Case Number: Write the case number exactly as it appears on court documents.
- Attorney or Party Information: If represented by an attorney, include their State Bar Number. If you’re representing yourself, leave it blank.
- Contact Information: Provide your name, firm (if applicable), mailing address, and email.
3. Court and Party Information
- Superior Court of California, County of: Specify the county where the case is being handled.
- Court Address and Branch Name: Enter the court’s physical and mailing address.
- Plaintiff and Defendant: Fill in the names of both the landlord (plaintiff) and the tenant (defendant).
4. Verify Rental Assistance Status
The most important section requires you to affirm two statements:
- You have not received rental assistance or any other financial compensation for the unpaid rent in question.
- You do not have a pending application for rental assistance related to the unpaid rent.
By signing the form, you are confirming under penalty of perjury that these statements are true. Providing false information can lead to legal consequences.
5. Complete the Declaration Section
- Date: Write the date you are signing the form.
- Print Name: Clearly type or print your name.
- Title: If you are signing on behalf of a company or entity, state your title.
- Signature: Sign the form to affirm the truthfulness of the information provided.
6. Review and Submit
- Double-check all details for accuracy.
- Submit the form according to your local court’s guidelines. Some courts allow electronic filing, while others require in-person submission.
- Keep a copy for your records.
Key Considerations Before Submitting
Before filing the UD-120 California form, consider these important factors:
- Rental Assistance Programs: If a tenant has applied for rental assistance, the court may delay the eviction to allow the funds to be disbursed.
- Legal Advice: If you are unsure about any section, consult a real estate attorney to ensure compliance.
- Tenant Rights: California has strict laws protecting tenants. If rental assistance is available, it may be best to explore that option before eviction.
Frequently Asked Questions
What happens if I incorrectly fill out the UD-120 form?
If the form contains errors or false information, the court may dismiss the eviction case or delay proceedings until corrections are made.
Can I file the UD-120 online?
Some California courts allow electronic filing, while others require physical submission. Check with your local Superior Court for details.
What if I have already received rental assistance?
If you have received rental assistance for the unpaid rent in question, you cannot pursue eviction for nonpayment. You may need to explore other lease violations as grounds for eviction.
Is the UD-120 required for all evictions?
No, it is only required for unlawful detainer cases related to nonpayment of rent. Other eviction types, such as lease violations or end-of-lease terminations, do not require this form.
How long does it take for the court to process the UD-120 form?
Processing times vary by court, but landlords should anticipate a few weeks for the case to move forward.
The UD-120 Verification by Landlord Regarding Rental Assistance is a necessary step in California eviction cases involving nonpayment of rent. Accurately completing and filing this form ensures compliance with state regulations and avoids unnecessary legal delays. By understanding the purpose of the UD-120 form and carefully following the steps outlined above, landlords can navigate the eviction process more efficiently while staying within the law.
