UD-115 – Stipulation for Entry of Judgment (Unlawful Detainer)

Jurisdiction: Country: USA | Province/State: California

What is a UD-115 – Stipulation for Entry of Judgment (Unlawful Detainer)?

UD-115 is a California court form used in eviction cases. It records a written agreement between a landlord and a tenant. You use it to set clear terms and ask the court to enter judgment based on those terms. It lets you avoid a trial. It also sets out what happens if either side fails to perform.

The form is designed for unlawful detainer cases only. That means cases to recover possession of rental property. It can address both possession and money. It can include move-out dates, payment plans, and conditions. It can also include a stay of enforcement. That lets a tenant stay until a set date if they meet agreed terms.

Who typically uses this form?

Residential landlords use it often. Property managers also use it with owner consent. Tenants use it to secure move-out time or payment plans. Commercial landlords and business tenants also use it. Attorneys for both sides use it to settle the case.

Why would you need this form?

You may want certainty without a trial. You may want a firm move-out date with a back-up plan. You may want a payment plan that leads to dismissal if paid. Or you may want immediate judgment that is stayed for a short time. UD-115 can do all of that if drafted clearly.

Typical usage scenarios

You and your tenant agree to a move-out date and condition of surrender. In return, you waive part of the rent and costs. You both sign UD-115. The court enters judgment. The writ is stayed until the move-out date. If the tenant moves out on time, you do not enforce the writ. If the tenant does not move, you ask the clerk to issue the writ without a hearing.

Another scenario is a pay-and-stay plan. The tenant admits the default and agrees to pay a schedule. The lease is not forfeited if the tenant pays on time. If the tenant defaults on any payment, judgment enters. The writ issues and the sheriff enforces possession.

You can also use UD-115 for a move-out-for-dismissal deal. The tenant agrees to vacate by a set date and leave the unit clean. You agree to dismiss the case if they perform. UD-115 explains what triggers dismissal and what happens if they miss.

You can combine possession and money terms. For example, you can set daily holdover damages if move-out is late. You can define how to apply the security deposit. You can include attorney’s fees if the lease allows. You can also agree on a credit for payments made.

The form creates enforceable court orders. That reduces later disputes. It also streamlines writ issuance if default occurs. You avoid a second lawsuit to enforce the agreement. You keep control of timing and outcomes.

When Would You Use a UD-115 – Stipulation for Entry of Judgment (Unlawful Detainer)?

Use UD-115 when you and the other side can agree on terms. You may be at the courthouse on the trial date. You may be negotiating after a hearing. You may be working with a mediator. Anytime both sides are ready to settle, UD-115 can lock in the deal.

Landlords use it to avoid trial risk and delays. You get a guaranteed possession date. You get a judgment you can enforce if default occurs. You can include a payment plan with clear default triggers. You can resolve attorney’s fees and costs. You can declare forfeiture of the lease when that is your goal.

Tenants use it to avoid immediate lockout. You can secure time to move. You can negotiate a stay of enforcement. You can reduce or spread out amounts owed. You can seek a dismissal if you perform. You can secure a neutral reference term if agreed. You can avoid a trial judgment that might be worse.

Small business owners use it to wind down a location. You can plan a move by a date without interruption. You can return keys, remove fixtures, and settle any rent. You can avoid a sheriff lockout that harms your brand. You can define how trade fixtures are removed.

Property managers use it to set clear compliance steps. You can require a pre-move-out inspection. You can define key return and utility transfers. You can avoid weekend or holiday conflicts. You can set a walk-through date and time.

Use it when timing is critical. For example, you need the unit for a new tenant. Or you need to stop daily holdover damage. Or the tenant needs school time to relocate. UD-115 lets you pick exact dates and times. It also sets default rules if those dates are missed.

Use it when money is disputed. You can compromise amounts and set a schedule. You can define how to credit the deposit. You can include late fees only if lawful and agreed. You can also waive fees in exchange for performance.

Use it when you need enforceability without another hearing. UD-115 can direct the clerk to issue a writ if default occurs. You file a simple declaration of noncompliance. You do not need to re-prove the case. That saves time and expense.

Legal Characteristics of the UD-115 – Stipulation for Entry of Judgment (Unlawful Detainer)

UD-115 is a legal stipulation and a proposed judgment. It becomes binding when signed by all parties and entered by the court. It is not just a private side agreement. It creates an enforceable court order. The court relies on it to enter judgment and issue writs.

What makes it enforceable? First, consent must be in writing and signed by the parties. In eviction cases, the tenant must sign. An attorney signature alone is not enough in most courts. The landlord or an authorized agent must also sign. For a company, an officer or authorized manager should sign. The signatures must be voluntary.

Second, terms must be clear. The property address must be exact. The move-out date and time must be certain. Payment amounts and due dates must be specific. The method and place of payment must be defined. Default triggers must be stated. Ambiguity can block enforcement.

Third, court review is required. The judge reviews the stipulation. The court then enters the judgment. Many courts use the UD-115 as the judgment itself. Some courts also require a separate judgment form. Check the local filing practice before you submit. The judge’s signature or the clerk’s entry confirms the order.

Fourth, the form should comply with public policy. Do not include unlawful terms. Do not include self-help lockout rights. Do not include penalty clauses that are not allowed. Do not waive rights that cannot be waived. Do not include terms that bar reporting legal violations. Unlawful terms risk rejection or later challenge.

The stipulation can include a stay of enforcement. That lets the tenant remain until a set date. The stay falls away on default. The form can direct the clerk to issue a writ on a simple declaration. That avoids another court hearing. The sheriff enforces possession on the writ.

You can include forfeiture of the lease. That ends the tenancy. You can also keep the lease in place if payments are timely. Make this clear. State whether forfeiture is immediate, conditional, or waived. Possession terms depend on this choice.

The form can resolve costs and fees. If your lease allows fees, state the agreed amount. If you waive fees, state that too. Cost items often include filing fees and service fees. Put specific numbers in the form. Avoid “to be determined.”

The stipulation can include dismissal terms. If the tenant performs, you may dismiss the case. State who files the dismissal and when. State if the judgment will be vacated or never entered. If the judgment is entered now, you can state you will not enforce it. Be precise about the path you choose.

Finally, due process matters. The defendant should understand the rights waived. These include the right to a trial, the right to present defenses, and the right to appeal. The form includes an advisement section. Make sure the tenant initials the advisement. If language is a barrier, arrange an interpreter. The goal is a voluntary, informed stipulation.

How to Fill Out a UD-115 – Stipulation for Entry of Judgment (Unlawful Detainer)

Follow these steps. Have your case file on hand. Use the exact case caption used in court.

1) Complete the caption.

• Enter your name and contact information at the top. If you have a lawyer, use the lawyer’s info.
• Enter the court’s name and branch.
• Enter the court address.
• Enter the case number exactly as assigned.
• List the plaintiff(s) and defendant(s) exactly as on the complaint.
• Confirm that this is an Unlawful Detainer case.

2) Identify the property.

• State the full street address of the rental. Include unit number if any.
• If this is commercial space, add suite numbers and business name.
• Do not use nicknames or partial addresses.

3) State the parties’ agreement to judgment.

• Check the box that the parties stipulate to entry of judgment.
• Confirm that all parties bound by the stipulation are named.
• If there are multiple defendants, list each one. Each must sign later.

4) Choose the possession outcome.

• Option A: Immediate judgment for possession. Use this if the tenant must move now.
• Option B: Move-out by a set date and time. Write the exact date and a clock time.
• Option C: Pay-and-stay plan. State that no forfeiture occurs if payments are timely.
• If possession remains with the tenant, define ongoing rent and due dates.

5) Address forfeiture of the lease.

• If you want the tenancy to end, check the forfeiture box.
• State whether forfeiture is immediate or only on default.
• If you want the tenancy to continue after performance, state “No forfeiture if timely performance.”

6) Set the stay of enforcement.

• If the tenant will remain until a date, state “Stay of enforcement through [date and time].”
• State the conditions during the stay. Common conditions include timely payments, no new violations, and respectful access.
• State that the stay lifts on default without further hearing.

7) Define money terms with precision.

• State the base rent owed through a specific date.
• State daily holdover damages if possession continues past the move-out date.
• List credits, including payments and security deposit applications.
• List court costs and attorney’s fees if agreed.
• Calculate and write the total judgment amount.
• If payments will be made, include a schedule.

8) Create a payment schedule if needed.

• State each installment date and dollar amount.
• State the method of payment. For example, cashier’s check, money order, or electronic transfer.
• State where to deliver payment. Include an address and a contact person.
• State a grace period if agreed. For example, a 3-day grace period.
• State what constitutes default. For example, payment not received by the due date after grace.
• Add a cure right if agreed. For example, one cure allowed within 48 hours.

9) Describe surrender of possession.

• State how keys, fobs, and garage openers will be returned.
• State the time and place for the handoff.
• State whether a walk-through will happen. Provide a date and a time window.
• State the required condition. For example, “broom clean, free of trash, no damage beyond wear.”
• State responsibility for utilities through move-out.

10) Add property and personal items terms.

• State how abandoned personal property will be handled. Refer to lawful notice and storage duties in general terms.
• State whether the landlord will store property for the statutory period and at what location.
• For commercial cases, address trade fixtures. State removal deadline and repair duty.

11) Clarify default and enforcement.

• Include a clause that on default, the clerk may issue a writ of possession. The landlord files a declaration of noncompliance.
• State that the sheriff may enforce the writ without further notice.
• If you include a money judgment, state that the clerk may enter the full amount on default.
• If you want the judgment entered now but stayed, state that clearly.

12) Address dismissal or satisfaction on performance.

• If the case will be dismissed on performance, state who will file the dismissal and by what date.
• If a judgment is entered now but will be deemed satisfied on performance, state that.
• If money is waived on timely move-out, state the waiver terms.

13) Include costs and fees.

• List filing fee and service costs as actual dollar amounts.
• State the attorney’s fee amount if allowed and agreed.
• State whether these amounts are included in the judgment or waived on performance.

14) Include any additional terms.

• Add an attachment if you need more space. Label it “Attachment to UD-115.”
• Common attachments include a payment schedule, move-out checklist, or photos of current condition.
• Reference each attachment in the main form by label.

15) Add advisement and waiver of rights.

• Include the advisement that the defendant has the right to a trial and to present defenses.
• State that by signing, the defendant waives those rights and agrees to entry of judgment.
• Include space for the defendant to initial this advisement.
• If an interpreter assists, note that. Add the interpreter’s name and language.

16) Signatures.

• Each plaintiff must sign. If using an agent, state the agent’s title and authority.
• Each defendant must sign. Include printed names and dates.
• Attorneys may also sign, but party signatures are essential.
• If a business entity is a party, include the signer’s title.

17) Judge’s approval and entry.

• Provide the form to the clerk for review and routing to a judge.
• Some courts require a separate judgment form. Prepare one if your court does.
• Wait for the judge’s signature or clerk’s entry. Obtain a filed-endorsed copy.

18) Serve copies on all parties.

• After entry, serve a file-stamped copy on the other side. Email service is fine if agreed.
• Keep proof of service with your file. You will need it if default occurs.

19) Calendar all deadlines and compliance dates.

• Calendar each payment due date and the move-out date.
• Calendar the date the stay ends. Calendar any grace or cure periods.
• Create reminders for when you may request a writ.

20) Enforce if default occurs.

• If the tenant misses a payment or move-out date, prepare a declaration of noncompliance.
• File the declaration with the clerk. Request issuance of the writ of possession.
• Coordinate with the sheriff for lockout once the writ issues.
• If the stipulation includes a money judgment, request entry of the amount due.

21) Close the case on performance.

• If the tenant performs fully, file a dismissal if required by the stipulation.
• If the judgment was entered and is deemed satisfied, file an acknowledgment of satisfaction.
• Return any agreed credits or deposit balance per the stipulation.

Practical tips help prevent disputes. Use exact dates and times, not vague windows. Avoid “reasonable” or “prompt” unless you also define them. Use dollars and cents for all amounts. State all addresses with zip codes. State business hours or a contact phone for deliveries. Avoid terms that depend on future agreements. If you need a pre-move inspection, lock it in now.

Watch for common mistakes. Do not forget to name every defendant. Do not rely on attorney signatures alone. Do not leave blanks in dollar amounts. Do not reference “rent to be proven later.” Do not mix possession terms with unrelated debts. Keep the stipulation about this tenancy and this case.

Remember the limits of the process. Only the sheriff can enforce a lockout. The landlord cannot change locks without a writ. Make sure the writ directions in the stipulation are clear. The clerk needs to know what to issue and when. Clear drafting speeds enforcement and reduces cost.

If language is a barrier, add a short translation of the key terms. You can attach it. Ask the defendant to initial both the English and the translation. This helps show voluntary and informed consent. It also helps the court approve the stipulation quickly.

Use UD-115 to turn a fragile handshake into a court order. Be specific. Be fair. And be clear about what happens if everything goes right, and what happens if it does not. That is how you protect your interests and finish the case efficiently.

Legal Terms You Might Encounter

Stipulation. This is a written agreement between the parties. On UD-115, you and the other side agree to specific terms. Those terms include who gets possession, how much is owed, and what happens if someone does not perform.

Entry of judgment. This means the court makes your agreement an enforceable judgment. UD-115 asks the judge to approve and enter the judgment based on your stipulation. Once entered, the judgment is official, not just a private deal.

Unlawful detainer. This is the court case that decides who has the right to possess the rental property. UD-115 is used within that eviction case to settle it and set final terms without a trial.

Possession. Possession is the legal right to occupy the property. UD-115 states who will have possession and by what date. If the tenant will move out, you list the move-out date and any conditions, like returning keys.

Forfeiture of tenancy. Forfeiture means the lease or rental agreement ends. UD-115 often includes a clause stating the tenancy is forfeited. That confirms the tenant’s right to occupy is over as part of the judgment.

Writ of possession. This is the order that allows the sheriff to remove occupants. UD-115 can set when the landlord may ask for a writ. It can allow a writ right away, or only if the tenant defaults on the agreement.

Stay of enforcement. A stay pauses enforcement for a set time. UD-115 can include a stay to give time for move-out or payments. If the tenant follows the terms, the landlord must wait to enforce. If the tenant defaults, the stay ends.

Monetary judgment. This is the amount the court orders someone to pay. UD-115 can include rent, holdover damages, court costs, and sometimes attorney fees if allowed. The form should show the total owed and any credits.

Default. A default is a failure to do what the agreement requires, such as missing a payment or move-out date. UD-115 should state what counts as default and what the consequences are, like immediate writ or full balance due.

Waiver. A waiver is a right you give up. On UD-115, parties often waive trial and certain notices. Read the waiver language closely. If you check the boxes, you agree the court can enter judgment on the terms without further hearing.

FAQs

Do you need a court hearing after signing UD-115?

Usually, no. If both sides sign and the judge approves, the court can enter judgment without a hearing. The court may set a hearing if something is unclear or incomplete. You should still check for any court notices after filing.

Do you need a notary for UD-115?

No. The court does not require notarization. All parties and, if represented, their attorneys must sign. The judge’s signature makes the stipulation a court order.

Can you include a payment plan on UD-115?

Yes. You can set a schedule for rent arrears, move-out money, or costs. List exact amounts and due dates. State what happens if a payment is late. If you want a grace period, write it in. If you want an automatic writ after default, say so clearly.

Can you delay the sheriff while the tenant performs?

Yes. That’s what a stay does. You can agree that no writ issues so long as the tenant moves out on time or pays on schedule. If the tenant defaults, the stay ends and the landlord can request a writ.

What if the tenant misses one payment or deadline?

The consequences depend on the stipulation. Many UD-115 agreements say the entire balance becomes due and a writ may issue. If you want a short cure period, add it before signing. Without it, the default consequences will be immediate.

Should you include “all occupants” in the judgment?

You should ensure the judgment binds everyone you lawfully served in the case. If people living at the unit were not part of the case, the sheriff may not remove them. Confirm that all defendants and any properly included occupants are covered by the stipulation.

Can you change the agreement after filing UD-115?

Only by a written amendment signed by all parties and approved by the court. Prepare a short addendum with the new terms. File it and ask the court to approve. Do not rely on an oral side agreement.

Does UD-115 affect future rent or deposits?

It can, if you write it that way. You can state whether the security deposit will be applied or returned. You can release future claims or leave them open. If you want the judgment to satisfy all rent through a date, say so in the stipulation.

Checklist: Before, During, and After the UD-115 – Stipulation for Entry of Judgment (Unlawful Detainer)

Before signing

• Case details: Confirm case number, court location, and parties’ legal names as they appear in the case.
• Property: Verify the full rental address and unit number.
• Possession: Decide the exact move-out date and time, key return method, and access rules.
• Payments: Set the total amount owed, due dates, and payment method and address or portal.
• Credits: List any credits, partial payments, or deposit applications.
• Costs and fees: Decide who pays court costs and attorney fees, and the exact amounts or caps.
• Default terms: Define default, cure period (if any), and what happens after default.
• Stay: Choose whether enforcement is paused and for how long.
• Writ: Decide when the landlord may request a writ of possession.
• Condition: Note any agreed property condition, cleaning, or trash removal terms.
• Releases: Decide whether to release claims and what is excluded.
• Occupants: Confirm all defendants and any included occupants are covered.
• Contact info: Gather current phone, email, and mailing addresses for all parties.
• Calendar: Mark all deadlines. Leave buffer time for weekends and holidays.

During signing

• Names and capacity: Check that each party and attorney is correctly identified and authorized to sign.
• Box checks and blanks: Complete every required box and blank. Avoid “TBD” or vague terms.
• Possession terms: Verify the move-out date, time, key return, and access for final inspection.
• Money terms: Confirm totals, itemization, due dates, payment method, and delivery details.
• Default and remedies: Make sure the default triggers, cure rules, and writ language match your intent.
• Stay language: Confirm any stay dates and conditions. Avoid conflicts with default terms.
• Forfeiture: If the tenancy is ending, ensure the forfeiture clause is included.
• Waivers: Read and understand waived rights, including trial and notices.
• Judge’s order: Ensure the “Order” section is complete for the judge to sign.
• Attachments: Label addenda, number pages, and reference them in the body.
• Initials: Have all parties initial each page and any handwritten changes.
• Copies: Make conformed copies for each party before you leave the courthouse if possible.

After signing

• Filing: Submit the signed UD-115 to the court for approval and entry of judgment.
• Follow-up: Check the docket for the judge’s signature and judgment entry.
• Service of filed order: Send a filed copy to all parties the same day you receive it.
• Calendar: Enter all move-out dates, payment dates, and stay expiration dates.
• Writ request: If allowed and needed, prepare and submit a writ request promptly after default or stay expiration.
• Payments: Track incoming payments and issue receipts. Keep a ledger of credits and balances.
• Move-out: Coordinate key return and access. Document the condition with photos if agreed.
• Satisfaction: When paid in full, file an acknowledgment or satisfaction of judgment.
• Recordkeeping: Store the filed stipulation, judgment, and proof of mailing in a secure file.
• Communication: Keep your contact info current with the court and the other party until all terms are complete.

Common Mistakes to Avoid UD-115 – Stipulation for Entry of Judgment (Unlawful Detainer)

• Leaving dates and amounts vague. Don’t forget to use exact dates, times, and totals. Vague terms cause disputes and delay enforcement.
• Omitting default consequences. Don’t assume the court will fill in gaps. If you want an automatic writ on default, say it plainly. Without clear remedies, collection and possession can stall.
• Failing to include all necessary parties. Don’t leave out named defendants or occupants you lawfully included in the case. Missing parties can block the sheriff from restoring possession.
• Not reconciling credits and deposits. Don’t guess at the balance. Misstated amounts can trigger challenges to the judgment and complicate payment tracking.
• Skipping the judge’s signature. Don’t stop at a signed agreement. Without the judge’s order, you have a contract, not a judgment. The sheriff cannot act on an unsigned stipulation.

9. What to Do After Filling Out the Form UD-115 – Stipulation for Entry of Judgment (Unlawful Detainer)

File the signed stipulation. Submit UD-115 to the court clerk. Ask for a conformed copy. If your court requires a proposed order, include it.

Monitor for court approval. Watch for the judge’s signature and the entry of judgment. If the court requests corrections, fix them quickly and resubmit.

Distribute filed copies. Send a filed copy to all parties the same day. Use a trackable method if timing matters.

Follow the timeline you agreed to.

• If the tenant must move out: Confirm the date and time, key return, and access.
• If there is a payment plan: Provide clear payment instructions. Log each payment and send receipts.
• If you agreed to a stay: Do not seek a writ while the tenant is on time with obligations.

Act on default as written. If a default occurs and your stipulation allows a writ, submit the writ request right away. Attach any required proof of default, such as a payment ledger or declaration.

Close out when complete. When all terms are satisfied, prepare and file an acknowledgment or satisfaction of judgment. If the stipulation calls for dismissing any remaining claims, file the dismissal.

Amendments, if needed. If circumstances change, draft a short addendum with the revised terms. Have all parties sign and file it for court approval before relying on it.

Keep records. Store the filed stipulation, judgment, proof of service, payment records, communications, and photos of move-out condition. Keep them until all deadlines to challenge or collect have passed.

Coordinate internally. If you use a property manager or accounting team, give them the filed stipulation and deadlines. Align rent ledger entries with the judgment terms.

Stay responsive. If the court or the other party raises an issue, respond quickly. Fast corrections avoid enforcement delays.