What Happens on Lockout Day?

This is where we come in.

By the time you call us, the attorney has already handled the legal eviction, the court has issued the Writ of Possession, and the Los Angeles County Sheriff’s Department has scheduled the lockout date.

On lockout day, we meet the Sheriff’s Department, the attorney, property owner, fiduciary, REO agent, asset manager, or investor at the property.

Once the Sheriff executes the Writ of Possession and officially returns possession of the property to the owner, our team gets to work right away.

We can:

• Change the locks
• Rekey the property
• Board up broken windows and doors
• Install security fencing
• Remove abandoned personal property (when authorized)
• Remove trash and debris
• Clean the property
• Secure vacant buildings
• Install LAMC 41.24 No Trespassing signs
• Take photographs of the property
• Document the condition of the property
• Help prevent unauthorized re-entry

Our goal is simple.

Take possession. Secure the property. Protect the owner’s investment.

Since 2006, we have helped thousands of property owners, attorneys, fiduciaries, banks, REO agents, investors, and asset managers take possession of vacant properties throughout Los Angeles County.

Whether you need a simple lock change or complete property preservation services, our experienced team is ready to help.

Need assistance on lockout day? Call us today at (213) 804-7437.

 

 

Updated: 05/2025
Since 2006, LACPP has successfully completed thousands of evictions across Greater Los Angeles, including the largest eviction in California history. We handle the entire process – from sheriff coordination to property securing, rekeying, trash-out, and complete documentation. As a fully licensed and insured company working with major institutions like all major U.S. Banks, Asset Companies, Loan Servicing Companies, Attorneys and more…, we ensure every eviction is completed according to regulations, on time. For professional eviction services call:

Call (213)804-7437

• Eviction Lock Out Service
• Board Up
• Fencing
• Property Clean Up
• LAMC 41.24 Signs

Overview of the Eviction Process

1. Lease Violation
   The process usually starts when a tenant (occupant/defendant) fails to honor the lease agreement—most commonly due to non-payment of rent.
2. Filing an Unlawful Detainer (UD)
   The property owner (plaintiff) hires an attorney and files an Unlawful Detainer lawsuit to begin legal eviction proceedings.
3. Tenant Response Period
   The tenant has 5 court days to file an Answer with the court after being served.
4. Default Judgment
   If the tenant doesn’t respond, the owner can request a default judgment and may win possession without going to trial.
5. Trial Date (If Answer Is Filed)
   If the tenant answers the complaint, the court will set a trial date (usually within 20 days).
6. Court Hearing
   Both sides present their case. If the judge rules in favor of the owner, they issue a Judgment for Possession.
7. Writ of Possession
   The owner must take the court judgment to the Los Angeles County Sheriff’s Department to request a Writ of Possession.
8. Sheriff’s Notice to Vacate
   The sheriff posts a 5-day notice to vacate at the property, giving the tenant a final chance to move out.
9. Sheriff Lockout Scheduled
   After 5 days, the sheriff schedules a lockout date and time, and notifies the owner.
10. Access and Lockout
    On the scheduled day, the sheriff arrives to remove the tenant. The owner must have a locksmith or contractor on-site to gain entry if needed.
11. Possession Returned
    The sheriff gives the owner legal possession of the property.
12. Handling Personal Property
    If the property is full of personal belongings, the sheriff may give the occupant a short window (15 minutes to 24 hours) to remove them. If not removed, the owner must handle it according to California law.
13. Post-Lockout Action
    After possession is returned, the owner (or their contractor) secures the property, changes locks, and performs any needed clean-out or property preservation work.

Commonly Used Terms

• Unlawful Detainer (UD): The official court action to evict a tenant.
• Plaintiff: The property owner or landlord filing the eviction.
• Defendant: The occupant being evicted.
• Summons and Complaint: Legal paperwork informing the tenant of the lawsuit.
• Answer: Tenant’s formal response disputing the UD.
• Default Judgment: Court decision in favor of landlord if the tenant does not respond.
• Trial Date: Court date scheduled if the tenant contests the eviction.
• Judgment for Possession: Court order granting possession to the landlord.
• Writ of Possession: Document authorizing the sheriff to enforce eviction.
• Sheriff Lockout: The sheriff’s physical removal of the occupant.
• Notice to Vacate: 5-day notice posted by the sheriff.
• Possession Date / Lockout Date: Scheduled day for eviction enforcement.
• Legal Possession: Right to access and control the property.
• Personal Property: Tenant’s belongings left on-site.
• Access Crew (Locksmith/Contractor): On-site support to enter and secure the property.
• Restitution of Premises: Legal return of the property to the owner.

We Help You Complete Eviction Fast and Avoid Headaches

An eviction can be costly for you and your clients. We help you save time, money and avoid headaches.

We help you get it done right the first time, on time and on budget.

LACPP provides high quality secure and trash out after an eviction. Since 2007, we have completed thousands of eviction and REO preservation jobs in Greater Los Angeles for large clients like Safeguard…

We immediately secure properties to prevent occupants from moving back. We complete rekey, trash out and other eviction services according to ordinances and regulations.

LACPP is fully licensed and insured so you can be sure that you are in good hands.

To get a quote, please

Call (213)804-7437

LACPP arrived at the property with the Sheriff

We photo-documented the property, which had a massive amount of junk and debris.

We make sure that the eviction is done exactly how you want it. Get your eviction done:

Call (213)804-7437

Rekey and post notice

Los Angeles County Property Preservation rekeyed the property, installed padlocks and posted notices. We handle the process according to your instructions and follow all regulations.

Los Angeles County Property Preservations service Greater Los Angeles, California
LACPP provide eviction services, securing, fencing, boarding, maid services, trashout, grass cut… for REO property, bank owned property and foreclosure.

If you have any questions or need more info, please
Call (213)804-7437

LACPP completed the biggest eviction in California history There were over 100 sheriffs on site. We moved all personal properties to an off-site storage facility,  cleaned out the house and fenced property. All tasks were completed between 4:00 am and 10:00 am.

LACPP clean out and fence service

From Lockout Day to a Secure Property

One of our recent sheriff lockouts turned into much more than a simple lock change. After the Los Angeles County Sheriff’s Department returned possession of a fire-damaged property to the owner, our team went to work right away. We secured the building, boarded up broken windows and doors, cleaned up the property, installed security fencing, and helped bring the site into compliance with City requirements. The property was later listed for sale and successfully sold. Read our Fire-Damaged Property Cleanup Case Study to see how quick action on lockout day helped protect the property and the neighborhood.