UD-100 – Complaint Unlawful Detainer

Jurisdiction: Country: United States | Province or State: California

What is a UD-100 – Complaint Unlawful Detainer?

UD-100 is California’s standard eviction complaint. You use it to start a court case for possession. The case is called an unlawful detainer. The form sets out who you are, what property is at issue, and why you want possession. It also tells the court what notices you served and what you want in judgment. That usually includes possession and money.

Who typically uses this form?

Residential landlords use it most. Commercial landlords use it too. Property managers may file it with written authority. Buyers at foreclosure sales also use it. Master tenants sometimes use it against subtenants. The common thread is a right to possession you want to enforce.

Why would you need this form?

You served a proper notice, and the deadline passed. The tenant did not pay, cure, or move. You now need a court order for possession. Self-help lockouts are illegal. The court process starts with UD-100 and a summons. Without the complaint, the sheriff will not remove occupants.

Typical usage scenarios

A tenant missed rent and did not pay within three days. You served a three-day notice to pay or quit. The deadline passed. You filed UD-100 seeking possession and rent. Another scenario is a lease violation. The tenant has an unauthorized pet or sublet. You served a three-day notice to perform or quit. Nothing changed. You filed UD-100 seeking possession for breach.

Holdover cases are common. The lease expired, or you ended a month-to-month tenancy. You served a 30- or 60-day notice. The tenant did not move. You file UD-100 for possession and daily holdover damages. Foreclosure situations arise, too. You purchased at a trustee’s sale. You served the required post-sale notice to quit. The former owner or occupants stayed. UD-100 is the complaint you file.

UD-100 covers both residential and commercial cases. For residential properties, statewide “just cause” may apply. If it does, you must identify the cause. You may also owe relocation assistance for no-fault causes. The form prompts you for those facts. For commercial cases, just cause does not apply. You still must show a valid notice and breach or holdover.

You attach key exhibits to UD-100. That includes the lease and your notice. You also attach the proof of notice service. If you claim nonpayment, you may attach a rent ledger. You must state the daily rental value. You decide if you want to request forfeiture of the lease. You also decide if you want attorney’s fees. Both depend on your lease and notice.

If unknown occupants are present, the form supports a broader reach. You can include “all occupants” by serving an extra document. That prevents unnamed occupants from blocking the lockout. UD-100 guides you to check the right boxes. You will still need to serve the extra document with the summons.

In short, UD-100 is the foundation of a California eviction. It tells the court your legal right to possession. It shows you followed the rules before suing. It asks for the relief the court can grant.

When Would You Use a UD-100 – Complaint Unlawful Detainer?

Use UD-100 after your notice expires. The time depends on the notice type. For nonpayment of rent, you likely used a three-day notice to pay or quit. When the three business days pass with no payment, you can file. Do not accept partial payment unless your notice preserves your rights. If you accept payment that cures the default, you may lose the case.

For a lease breach, you likely used a three-day notice to perform or quit. If the tenant does not cure the violation, you can file. Typical breaches include unauthorized occupants, pets, or illegal activity. It also includes failure to maintain insurance in commercial leases. Be specific in your notice. Your complaint will rely on that notice.

For no-fault or end-of-term cases, you use a longer notice. Many month-to-month tenancies require 30 or 60 days. If the statewide just cause applies, you must state the cause. Owner move-in and withdrawal from the market are examples. You may also owe relocation assistance or a rent waiver. Do that before filing. Then file UD-100 after the notice ends.

If you bought at a foreclosure sale, you use a post-sale notice to quit. The length depends on who occupies it and why. Former owners and tenants have different rules. Once the notice term ends, file UD-100. Your complaint will allege the sale and your new title.

Commercial examples follow the same core steps. A tenant stops paying base rent or CAM charges. You serve a three-day pay or quit notice. The tenant does not pay. You filed UD-100 seeking possession and rent. Or a commercial tenant holds over after the lease ends. You served a 30-day notice. They stay. You file UD-100 and claim the daily holdover value.

Property managers use UD-100 when the owner authorizes them. Attach or be ready to show your written authority. Master tenants use it when subtenants remain after the master lease ends. You must show your right to possession and a valid notice to the subtenant.

There are times not to file yet. If your notice is defective, fix it first. If you did not serve the notice correctly, re-serve it. If just cause applies, make sure your reason qualifies. If relocation assistance is required, provide it before filing. If the tenant paid in full within the notice period, you cannot proceed. If serious habitability issues exist, address them. Courts will consider those issues.

Once you confirm compliance and the deadline passes, file UD-100. It is the first pleading in the case. The summons goes with it. The service of both starts the response clock.

Legal Characteristics of the UD-100 – Complaint Unlawful Detainer

UD-100 is a court pleading, not a contract. It becomes part of a civil case when filed. It gains force through the court’s process. Filing and proper service make your claims enforceable. The defendant then must respond on a short timeline. The court can grant a judgment for possession and money.

Why is it legally binding?

California statutes create a summary process for these cases. The complaint asserts those statutory rights. The court has jurisdiction over eviction claims. If your facts and attachments support possession, the court can order it. The sheriff enforces the writ of possession after judgment.

What ensures enforceability?

Compliance at each step. You must use a valid notice. The notice must state the default or termination clearly. You must serve the notice properly and wait the correct time. Your complaint must match the notice. Do not change the reason in the complaint. Attach copies of the notice and proof of notice service. Identify the lease and the rent terms. State the daily rental value. Sign the complaint.

Verification can matter. The law does not always require a verified complaint. But some service methods do. If the court allows posting and mailing of the summons, you need a verified complaint. Many landlords verify as a best practice. Verification means you sign under penalty of perjury. You state that the facts are true based on your knowledge.

The unlawful detainer process is fast. Response times are shorter than in general civil cases. Discovery is limited and moves on a shortened time. Trials are set quickly. The form supports that speed by presenting key facts in a structured way.

Your relief is narrow. You seek possession, unpaid rent, holdover damages, costs, and fees if allowed. You cannot add unrelated claims in the same complaint. Claims like negligence or harassment go in a separate case. You can elect forfeiture of the lease if your notice and lease allow it. Forfeiture ends the lease rights and can affect defense claims.

You may claim attorney’s fees if the lease allows them. You must also request costs. State the daily rental value for holdover damages. You may seek treble damages for malicious holdover in limited situations. Use caution with that claim. Courts require clear proof of malice and statutory fit.

Compliance with other laws also matters. Statewide just cause may cover your property. If it does, you must plead a valid cause. You must show that you gave the required notices. You must show you paid or credited relocation assistance when required. If the unit is rent-controlled locally, follow those rules too. Subsidized tenancies often have extra notice content rules. The court will look for those facts.

Finally, name all parties who claim occupancy. Use “Doe” defendants if you do not know names. Consider including all occupants through the extra claim of possession process. If you skip that and do not name an occupant, they may resist a lockout. They could also delay the case. UD-100 gives you the tools to avoid that.

How to Fill Out a UD-100 – Complaint Unlawful Detainer

Follow these steps. Keep copies of everything you attach.

1) Gather your facts and documents.

• Lease or rental agreement. Get a complete copy.
• All notices you served. Include the exact text.
• Proof of notice service. Keep signed declarations.
• Rent ledger or account history.
• Any written authority if a manager is filing.
• Evidence of title if filing after foreclosure.

2) Identify the correct court.

• File in the county where the property sits.
• Use the proper branch if required by local rules.

3) Complete the caption.

• Enter the court name and address.
• List your name as plaintiff. Use the legal owner’s name.
• List each known occupant as a defendant. Use full legal names.
• Add “Does 1 to 10” for unknown occupants.
• Provide your attorney’s contact or your contact if self-represented.

4) Describe the property.

• Enter the full street address.
• Include unit number, city, and ZIP code.
• Confirm the address matches your notices.

5) Identify the tenancy type.

• Check written, oral, or implied agreement.
• State the rent amount and payment period.
• Note any security deposit held.

6) State your right to possession.

• Explain that you are the owner, lessor, or successor.
• For post-foreclosure, state the sale date and deed.

7) Choose the legal basis for eviction.

• Nonpayment of rent. List the months and amounts due.
• Breach of lease. Describe the violated covenant.
• Holdover after termination. State the end date and notice.
• Post-foreclosure holdover. State the sale and notice to quit.

8) Address just cause if it applies.

• Confirm whether the property is covered.
• If covered, mark at-fault or no-fault.
• State the specific cause. Use the statutory categories.
• Confirm you gave the required disclosures.
• For no-fault, confirm relocation assistance or rent waiver provided.

9) Identify rent control or subsidy status if relevant.

• Note if the unit is subject to local rent control.
• Note if the tenancy involves a subsidy.
• Confirm you complied with any extra notice rules.

10) Detail the notice you served.

• Identify the type of notice (pay/quit, perform/quit, or terminate).
• Provide the notice date and deadline.
• Attach a complete copy of the notice as an exhibit.
• Confirm that the notice includes any required language for your case.

11) Prove service of the notice.

• State how the notice was served: personal, substituted, or posting and mailing.
• List the date and the server’s name.
• Attach the signed proof of service as an exhibit.
• Make sure the method matches what the law allows for that notice.

12) State the daily rental value.

• Enter the reasonable rental value per day.
• Use the monthly rent divided by 30 as a common method.
• This number supports holdover damages.

13) Claim the relief you seek.

• Request possession of the property.
• Request unpaid rent through a specific date.
• Request holdover damages from the notice deadline.
• Request forfeiture of the lease if your lease and notice support it.
• Request attorney’s fees if your lease allows them.
• Request court costs.

14) Include unknown occupants if needed.

• If strangers may be present, consider broader service.
• Check the box to include all occupants through the allowed process.
• Plan to serve the extra occupant claim with the summons.
• This avoids lockout delays.

15) Attach your exhibits.

• Label each exhibit clearly (for example, Exhibit A, B, C).
• Include the lease or relevant parts.
• Include the full notice and any addenda.
• Include the proof of notice service.
• Include a rent ledger if claiming unpaid rent.

16) Verify the complaint when needed.

• Many landlords include a verification.
• Sign under penalty of perjury that the facts are true.
• A verification is required for some service methods.
• A verification also supports a default judgment.

17) Sign and date the form.

• The plaintiff or authorized agent signs.
• If an agent signs, confirm your authority in the file.
• Use your printed name and title.

18) Check your case classification.

• If your money claim is $25,000 or less, it is limited civil.
• If above that, it is unlimited civil.
• Most eviction cases are limited civil.

19) Review for consistency.

• Make sure the complaint matches the notice.
• Dates, amounts, property address, and names must match.
• Fix any errors before filing.

20) Prepare related documents for filing.

• Prepare the summons for unlawful detainer.
• Prepare any required cover sheet.
• Prepare the extra occupant claim if you plan to use it.
• Have the filing fee ready or a fee waiver if eligible.

21) File and get conformed copies.

• File at the correct courthouse or online if allowed.
• Ask for conformed copies for service.
• Keep a full set for your records.

22) Plan for service of the summons and complaint.

• Arrange personal service first if possible.
• If you cannot serve personally, follow the allowed alternatives.
• Use a registered process server if you can.

23) Track deadlines and next steps.

• The tenant has a short time to respond.
• If they do not respond, you can seek default judgment.
• If they respond, prepare for a fast trial.

Practical tips while completing the form:

• Be specific. Vague allegations weaken the case.
• Use exact dates and amounts. Avoid estimates when possible.
• Do not overclaim. Claim only what the law allows.
• Keep your ledger clear and current.
• Do not attach settlement talks or privileged emails.
• Redact personal identifiers that are not needed.

Examples of how to present key facts:

• Nonpayment case: “Defendant failed to pay $3,200 rent due for July and August. Plaintiff served a three-day notice to pay or quit on August 5. The notice expired on August 8 without payment. A copy of the notice and proof of service are attached as Exhibits A and B.”
• Breach case: “Defendant kept an unauthorized dog in violation of paragraph 12 of the lease. Plaintiff served a three-day notice to perform or quit on May 2. Defendant did not remove the dog. A copy of the notice and proof of service are attached.”
• Holdover case: “Plaintiff served a 60-day notice of termination on March 1. The tenancy ended on April 30. Defendant did not move. Plaintiff seeks possession and daily holdover damages of $65.”

If statewide just cause applies, add precise facts:

• “The property is subject to just cause protections. Plaintiff terminates for the owner’s move-in. Plaintiff provided the required written notice and disclosure. Plaintiff also provided the required relocation assistance by rent waiver.”

If filing after foreclosure, state title facts:

• “Plaintiff purchased the property at a trustee’s sale on June 10. A trustee’s deed upon sale was recorded on June 15. Plaintiff served a notice to quit on June 20. The notice period expired. Defendant remains in possession.”

Before you sign, do a final compliance check:

• Notice content matches the selected cause.
• Notice timing and method of service are correct.
• All required disclosures were included.
• All required assistance (if any) was provided.
• Exhibits are legible and complete.
• Names, addresses, and dates all align.

Common mistakes to avoid:

• Using the wrong notice for the situation.
• Miscounting the notice period.
• Serving the notice improperly.
• Changing the theory between notice and complaint.
• Forgetting to state the daily rental value.
• Claiming attorney’s fees without a lease basis.
• Not verifying when your service method requires it.
• Failing to include unknown occupants when needed.

Complete UD-100 with care. The form is structured to help you. Clear facts, proper attachments, and a valid notice set you up for success. Once filed and served, your case can move quickly to judgment.

Legal Terms You Might Encounter

• Unlawful detainer. This is the court case you file to regain possession of a rental property. On UD-100, you ask for a judgment that returns possession and may also request money owed. You use this when a tenant stays past a notice or stops paying rent.
• Plaintiff and defendant. You, the owner or landlord, are the plaintiff. The tenants and any other occupants are the defendants. On UD-100, list full legal names. If you miss someone who lives there, you may need extra steps later.
• Premises. This is the rental property address and any storage, parking, or related areas. UD-100 asks you to describe the premises clearly. Use the exact street address and unit number so the order covers the right space.
• Possession. Possession means the legal right to occupy the property. On UD-100, you request that the court award you possession. That lets you legally remove occupants after judgment and proper enforcement.
• Notice to quit or termination notice. This is the written notice you served before filing. It tells the tenant what to fix or when to move. UD-100 requires you to identify the type of notice. You also state the notice date and compliance deadline.
• Service. Service means handing legal papers to the other side properly. You must serve the notice before filing UD-100. After filing, you must serve the summons and complaint. UD-100 references both, and you will attach proof of service for the notice.
• Damages. These are money amounts you claim, such as unpaid rent and daily rental value after the notice expires. On UD-100, you state the total rent owed and the per-day amount until you get possession. Be precise and consistent with your records.
• Forfeiture of the lease. This is your request to end the tenancy under the terms of the lease. UD-100 lets you ask for forfeiture if you want to cancel the rental agreement. This affects whether the tenant can “cure” and stay.
• Writ of possession. This is a court order that allows the sheriff to remove occupants after judgment. You do not file it with UD-100. You request it after the court awards you possession. UD-100 sets it up right by asking for possession.
• Verification. Verification is your signed statement that the facts in UD-100 are true. It appears at the end of the complaint. When you verify, you sign under penalty of perjury. Make sure every detail is accurate before you sign.
• Unknown occupants or subtenants. These are people living at the property who are not on the lease. UD-100 prompts you to say if others may be present. If you do not include them, your judgment might not bind them.
• Limited civil or unlimited civil. This indicates the monetary size of your claim. UD-100 asks whether the case is limited or unlimited. Your choice depends on how much you seek, not including the value of possession.
• Rental value per day. This is the fair daily use value of the property. On UD-100, you state a daily figure to cover the time from notice expiration until you regain possession. Base it on market rent or the lease amount divided by days in a month.
• Attorney’s fees and costs. Fees are what a lawyer could charge under the lease or law. Costs are filing fees, service fees, and similar expenses. UD-100 lets you request both, if allowed. Only ask for what the lease or rules support.

FAQs

Do you need to attach the notice and proof of service to UD-100?

Yes. You attach a complete copy of the notice you served. You also include the signed proof of service for that notice. The court needs to see what you served and when the clock started. Make sure copies are clear and readable.

Do you have to verify UD-100?

Yes, you sign the verification. You confirm the facts are true. This is not optional. Review every name, date, amount, and address before you sign. If someone else signs, they must have personal knowledge of the facts.

Do you list all occupants on UD-100?

List everyone you know. Include each tenant from the lease. Add known subtenants or other adults living there. If you do not know all names, say so where the form allows. You want your judgment to cover everyone who might claim a right to stay.

Do you include rent that came due after the notice?

You claim past-due rent through the date your notice expired. For the time after the notice period, you request the daily rental value until you get possession. Both sections appear on UD-100. Keep the ledger and the per-day figure consistent.

Do you need the original lease to file UD-100?

You do not file the original. You should have a copy ready. If your claim relies on lease terms, reflect them accurately. For example, attorney’s fees, late fees, or forfeiture rights come from the written agreement. Keep the lease and addenda handy.

Do you file UD-100 in the same county as the property?

You file where the property is located. The venue generally follows the property. The address on UD-100 should match the property you want possession of. Double-check the unit number, city, and ZIP code.

Do you need to serve UD-100 yourself?

No. You cannot serve it yourself. Arrange service by a neutral adult. A process server or another qualified person can handle it. Service must follow the rules for court papers, not just the initial notice rules.

Do you need to ask for forfeiture of the lease?

Only if you want to cancel the lease, UD-100 lets you request it. If you do not ask, it may affect what the tenant can do to stay. Check your lease and your strategic goals before you decide.

Checklist: Before, During, and After the UD-100 – Complaint Unlawful Detainer

Before signing

• Lease file. Gather the signed lease, all renewals, and addenda.
• Rent ledger. Prepare a clear ledger showing charges, payments, and balance.
• Notice packet. Collect the notice you served and proof of service.
• Property details. Confirm the full address, unit number, and legal description if used.
• Parties. List all tenants and known occupants with correct spelling.
• Dates. Verify rent due dates, notice dates, and cure/quit deadlines.
• Amounts. Confirm unpaid rent, late fees if allowed, and daily rental value.
• Fees and costs. Note filing fees and expected service costs.
• Authority to sign. Decide who will verify the complaint and confirm their knowledge.
• Attachments. Mark which exhibits you will include for clarity and consistency.

During signing

• Case caption. Check court, parties’ names, and property address for typos.
• Notice type. Confirm the notice box checked matches what you served.
• Notice dates. Ensure the service date and deadline match your exhibits.
• Amounts requested. Verify rent total and daily rental value calculations.
• Possession request. Make sure you requested possession of the premises.
• Forfeiture request. Decide if you want the lease canceled, and check the box if so.
• Attorney’s fees. Only request them if the lease or rules allow.
• Occupants. Indicate if subtenants or unknown occupants may be present.
• Limited vs. unlimited. Select the correct case size based on the amounts claimed.
• Verification. Read carefully and sign under penalty of perjury with the correct date and location.

After signing

• Filing. File UD-100 with the proper court for the property’s location.
• Copies. Get file-stamped copies for your records and for service.
• Summons. Prepare the summons and coordinate it with UD-100 for service.
• Service. Hire a neutral adult to serve each defendant. Choose the allowed method.
• Proof of service. File the completed proofs of service promptly.
• Calendar deadlines. Track response deadlines and any scheduled hearings.
• Evidence file. Organize your lease, notices, photos, and ledger for court.
• Communication. Keep your property manager or team updated on dates and status.
• Secure storage. Store originals safely. Keep digital backups of all filings and proofs.

Common Mistakes to Avoid UD-100 – Complaint Unlawful Detainer

Don’t forget to match dates across the packet.

• Mistake: The notice date on UD-100 does not match the exhibit or the proof of service.
• Consequence: The court may reject your case or continue the hearing. You lose time and pay more fees.

Don’t misstate the daily rental value.

• Mistake: You guess at a per-day amount that does not match the lease or market.
• Consequence: The court may deny that part of your money claim. It can also hurt your credibility at trial.

Don’t leave out an occupant.

• Mistake: You list only the named tenant and skip known subtenants or other adults.
• Consequence: Your judgment might not bind everyone in the unit. You could need a separate case later.

Don’t request fees you cannot support.

• Mistake: You check the attorney’s fees without a lease clause or other basis.
• Consequence: The court can strike the request and question other figures in your complaint.

Don’t sign without reviewing attachments.

• Mistake: You verify the complaint, but your exhibits are incomplete or blurry.
• Consequence: The court may reject the filing, or the tenant may challenge your proof. You spend time redoing service or filings.

What to Do After Filling Out the Form UD-100 – Complaint Unlawful Detainer

File the complaint.

• Take UD-100 to the correct court for the property’s location.
• Pay the filing fee or submit a fee waiver request if available.
• Ask for conformed copies so you have stamped versions for service and your files.

Serve the defendants.

• Prepare the summons and attach the filed UD-100 and all required attachments.
• Use a neutral adult to serve each defendant.
• Choose a service method allowed for court papers, not just for notices.
• Get a proof of service for each person served and file it with the court.

Track responses and hearings.

• Mark the deadline for defendants to respond.
• If someone responds, prepare for a quick hearing schedule. Gather your evidence.
• If no one responds by the deadline, consider seeking a default judgment.

Request judgment and possession.

• If you win at trial or by default, submit the proposed judgment forms.
• After judgment for possession, request a writ of possession.
• Coordinate with the enforcing officer for lockout scheduling. Do not self-evict.

Handle money claims.

• If the court awards rent, daily value, costs, or fees, note the amounts.
• Track any payment plans or collection steps after judgment.
• Keep your ledger current to reflect the court’s order.

Amend if you discover an error.

• If you find a mistake before service, correct and refile.
• After service, amendments may require permission.
• If you add defendants or change claims, update the service accordingly.

Distribute and store your documents.

• Give your process server the conformed complaint, summons, and attachments.
• Provide your team with a case summary, key dates, and copies.
• Store original leases, notices, and proofs in a secure, organized system.
• Keep digital copies backed up and labeled by case number and address.

Plan for move-out and turnover.

• Once possession is restored, inspect and document the condition.
• Handle any required notices for abandoned property.
• Prepare the unit for re-renting following local requirements.
• Update your records to show the end of tenancy and judgment details.

Stay consistent with future notices.

• Review what worked and what caused delays.
• Adjust your notice templates and service procedures.
• Keep a checklist for the next case to avoid repeat issues.