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Table of Contents

UD-155 Guidance: Unlawful Detainer - Eviction Case (California)

The UD-155 form is used in California when parties in an eviction case (also known as an unlawful detainer) agree to settle the dispute before going to trial. The parties use this form to outline the terms of the agreement, which may include conditions for eviction or continued tenancy. Jump to guide on filling it out.

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The information provided on this website/page is for general informational purposes only. It should not be construed as legal advice, nor does it create an attorney-client relationship between the author and any readers or users of this content.

Reviewed By

Jenna Zebrowski, JD, MBA
Attorney
Jenna Zebrowski is a JD/MBA graduate from Texas Tech University School of Law. After working in Mexico City for 3 years, she returned to the US and spent over a decade working in-house for large and small companies, including franchises, in a real estate leasing capacity, as well as in the mortgage and title industries. In private practice since 2019, Jenna is passionate about advocacy and protection for her clients’ rights, working collaboratively towards problem prevention, and solution, when necessary.

Tips for filling out form UD-155

When completing form UD-155, pay special attention to these less obvious sections:

Item 10d

Abandoned Items

Specify a date by which any items left in the property will be deemed abandoned. This affects both parties, as it clears the plaintiff to dispose of items and alerts the defendant of potential losses.
Item 11

Conditional Judgment Clause

This section outlines potential immediate consequences if the defendant defaults on the agreement. The defendant can avoid an eviction by meeting all conditions, making this section crucial for preserving tenancy.
Item 1c

Address Information

If the plaintiff has legal representation, make sure to use the lawyer's address information rather than the plaintiff's own address. This ensures all legal correspondence goes through the proper channels.
Item 2c

Defendant's Address

Similarly to the plaintiff, if the defendant is represented by an attorney, use the lawyer's address information. This is crucial for maintaining appropriate communication.
Item 4

Stipulation Type

Consider carefully whether to choose a 'Stipulation and Order' or a 'Stipulated Judgment'. A 'Stipulation and Order' does not enter judgment immediately and can include conditions, whereas a 'Stipulated Judgment' ends the case and may have more severe immediate consequences for the defendant.
Item 5b

Conditional Agreement

If the defendant's ability to stay is conditional, ensure to specify whether all terms or only some terms are necessary to avoid an eviction judgment. This clarity can impact future legal proceedings if conditions are not met.
Item 6b

Payment Methods

All payments must be made in cash, certified funds, cashier’s check, or money order. Ensure you understand the accepted payment types to avoid any invalid payments that could breach the agreement.
Item 7a

Noncompliance Process

Understand the implications if the defendant fails to meet the stipulation requirements. The process allows for quick court action and reduced notice, which can lead to judgment and eviction.
Item 8e

Repair Obligations

If repairs are listed, ensure they are clearly defined and include a completion date. Any vagueness can lead to disputes over compliance.

What to do after filing form UD-155

1
Confirm the court has stamped the date on your filed form.
2
Wait for communication from the court regarding a hearing date if applicable, or for further instructions.
3
If you included a Stipulated Judgment, prepare for enforcement actions if the defendant does not comply.
4
Contact the other party or their lawyer to make sure all agreed terms in the stipulation are being fulfilled.
5
Check with the court for any updates on the case status, especially if deadlines for compliance are involved.
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