california eviction defense - practising law...
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© Practising Law Institute
Practising Law Institute1177 Avenue of the Americas
New York, New York 10036
California Eviction Defense:
Protecting Low-Income Tenants 2017
Co-ChairsMadeline S. Howard
Jith Meganathan
© Practising Law Institute
22
Unlawful Detainer Trials (PowerPoint slides)
Monique Farris
Centro Legal de la Raza
Shirley Gibson
Legal Aid Society of San Mateo County
Lorraine López
Inner City Law Center
If you find this article helpful, you can learn more about the subject by going to www.pli.edu to view the on demand program or segment for which it was written.
419
© Practising Law Institute
420
© Practising Law Institute
MO
NI
QU
E F
AR
RI
S,
ST
AF
F A
TT
OR
NE
Y,
CE
NT
RO
LE
GA
L D
E L
A R
AZ
A
SH
IR
LE
Y G
IB
SO
N,
DI
RE
CT
IN
G A
TT
OR
NE
Y,
LE
GA
L A
ID
SO
CI
ET
Y O
F S
AN
MA
TE
O C
OU
NT
Y
LO
RR
AI
NE
LO
PE
Z,
SU
PE
RV
IS
IN
G A
TT
OR
NE
Y,
IN
NE
R C
IT
Y L
AW
CE
NT
ER
PL
I T
RA
IN
IN
G
MA
RC
H 2
01
7
Un
law
ful D
etai
ner
Tri
als
421
© Practising Law Institute
Pre
par
ing
for
Tri
al
•P
retr
ial C
onsi
der
atio
ns
•D
isco
very
•In
vest
igat
ion
an
d e
vid
ence
ga
ther
ing
•Ju
ry T
rial
v. B
ench
Tri
al
422
© Practising Law Institute
Tri
al c
an b
e se
t w
ith
in 2
0 d
ays
afte
r a
requ
est
to s
et
tria
l is
file
d.
Init
iate
ser
vice
of d
isco
very
as
soon
as
feas
ibly
p
ossi
ble!
Jury
Tri
al D
eman
d:
Mu
st b
e fi
led
wit
hin
5 d
ays
of t
he
Not
ice
of T
rial
dat
e. C
.C.P
. 6
31(f
)(4
)
Jury
Fee
s: $
150
at
leas
t 5
day
s be
fore
tri
al. C
.C.P
. 6
31(b
)
Pre
tria
l C
on
sid
era
tio
ns
423
© Practising Law Institute
Typ
es o
f D
isco
very
:
Wri
tten
In
terr
ogat
orie
s
Jud
icia
l Cou
nci
l For
m U
D-1
06
Spec
ial I
nte
rrog
ator
ies
Dem
and
for
In
spec
tion
of
Doc
um
ents
Req
ues
t fo
r A
dm
issi
ons
Dep
osit
ion
s
Sch
edu
led
w/i
n 5
day
s of
th
e N
otic
e bu
t n
o la
ter
than
5 d
ays
befo
re T
rial
.
Tim
e L
imit
atio
ns:
Dis
cove
ry m
ust
be
com
ple
ted
5
day
s be
fore
th
e d
ate
of T
rial
Res
pon
ses
du
e w
/in
5 d
ays
for
per
son
al s
ervi
ce, 1
0 d
ays
for
mai
lin
g, 7
day
s fo
r ov
ern
igh
t
Mot
ion
s to
Com
pel
may
be
file
d
at a
ny
tim
e u
pon
5 d
ays
not
ice.
Yo
ur
Dis
cov
ery
To
ol
Bo
x
424
© Practising Law Institute
Usi
ng
Dis
cove
ry E
ffec
tive
ly
•S
erv
e a
s a
Ma
tte
r o
f R
ou
tin
e: A
t th
e ve
ry
min
imu
m, F
orm
In
terr
ogat
orie
s an
d R
equ
ests
for
Insp
ecti
on o
f Doc
um
ents
sh
ould
be
serv
ed o
nce
an
A
nsw
er is
file
d.
•C
ost
s: C
ost
of d
isco
very
sh
ould
be
a co
nsi
der
atio
n if
u
nce
rtai
n o
n c
han
ces
of p
reva
ilin
g at
tri
al.
•C
an d
efer
som
e co
sts:
Cou
rt R
epor
ters
Boa
rd o
f CA
has
a
tran
scri
pt
reim
burs
emen
t fu
nd
(co
vers
exp
edit
ed f
ees)
.
•T
imin
g: A
ll d
isco
very
mu
st b
e co
mp
lete
d 5
day
s p
rior
to
tria
l. K
eep
in m
ind
th
at f
or m
ost
case
s yo
u
wil
l be
oper
atin
g on
an
ap
pro
xim
ate
thre
e-w
eek
dea
dli
ne
(if y
oure
luck
y).
425
© Practising Law Institute
HY
PO
–T
he
Gom
ez F
amil
y
Juan
Gom
ez a
nd
Mar
ia G
omez
an
d t
hei
r th
ree
min
or
chil
dre
n h
ave
been
livi
ng
in t
hei
r tw
o-be
dro
om a
par
tmen
t fo
r 10
yea
rs. T
hey
live
in a
15-
un
it a
par
tmen
t co
mp
lex
and
th
eir
ren
t is
cu
rren
tly
$8
50/m
onth
. Mr.
& M
rs. G
omez
nev
er
sign
ed a
wri
tten
leas
e. T
hey
hav
e n
ot b
een
ask
ed t
o si
gn a
re
nta
l agr
eem
ent
sin
ce t
hey
ori
gin
ally
mov
ed in
. Tw
o ye
ars
afte
r th
ey m
oved
in, a
rel
ativ
e gi
fted
on
e of
th
e ch
ild
ren
a
pu
pp
y. T
he
resi
den
t m
anag
er f
or t
he
buil
din
g ac
cep
ted
th
eir
ren
t ev
ery
mon
th t
her
eaft
er a
nd
nev
er m
enti
oned
an
yth
ing
to t
he
Gom
ez fa
mil
y ab
out
thei
r n
ew d
og.
426
© Practising Law Institute
Tw
o ye
ars
ago,
th
e bu
ild
ing
was
sol
d t
o a
new
ow
ner
. T
he
resi
den
t m
anag
er h
ad e
very
ten
ant
fill
ou
t an
d s
ign
an
E
stop
pel
Cer
tifi
cate
. Mr.
Gom
ez h
ad o
ne
of h
is t
een
age
chil
dre
n h
elp
him
fill
ou
t th
e fo
rm. O
n t
he
Est
opp
el
Cer
tifi
cate
he
list
ed e
very
mem
ber
of h
is fa
mil
y by
nam
e,
how
mu
ch h
e p
ays
in r
ent,
th
at h
e n
ever
had
a le
ase
agre
emen
t in
th
e p
ast,
an
d t
hat
he
had
on
e p
et d
og.
A m
onth
ago
, aft
er t
hey
had
alr
ead
y p
aid
ren
t fo
r th
e m
onth
, Mr.
Gom
ez r
ecei
ved
a T
hre
e-D
ay N
otic
e to
Cu
re o
r Q
uit
all
egin
g th
at t
hey
hav
e an
un
auth
oriz
ed p
et. T
he
Not
ice
cite
s a
leas
e p
rovi
sion
pro
hib
itin
g p
ets
and
incl
ud
es t
he
nam
es o
f sev
eral
all
eged
wit
nes
ses
incl
ud
ing
the
resi
den
t m
anag
er. T
he
Not
ice
stat
es t
hat
th
ey m
ust
“cu
re”
by
rem
ovin
g th
eir
dog
from
th
e p
rem
ises
.
427
© Practising Law Institute
Mr.
Gom
ez d
enie
s al
l th
e al
lega
tion
s an
d d
oes
not
re
mov
e th
e d
og. T
he
resi
den
t m
anag
er r
efu
sed
th
eir
ren
t fo
r th
e fo
llow
ing
mon
th a
nd
th
e G
omez
fam
ily
is s
till
livi
ng
in
thei
r ap
artm
ent.
Bot
h M
r. G
omez
an
d M
rs. G
omez
hav
e n
ow
been
nam
ed in
an
un
law
ful d
etai
ner
act
ion
.
428
© Practising Law Institute
Yo
ur
Dis
cov
ery
Pla
nW
ha
t a
re y
ou
r d
efe
nse
s?
Wh
at
ev
ide
nce
do
yo
u n
ee
d t
o d
isp
ute
Pla
inti
ff’s
pri
ma
fa
cie
ca
se?
Wh
at
ev
ide
nce
do
yo
u n
ee
d t
o e
sta
bli
sh a
ffir
ma
tiv
e d
efe
nse
s?
Ca
se E
xa
mp
le:
Wa
ive
r:
Ad
mis
sion
s, F
orm
In
terr
ogat
orie
s, D
epos
itio
n o
f re
sid
ent
man
ager
Doc
um
ent
dem
and
for
ren
t le
dge
r, c
ash
ed p
aym
ents
, rec
eip
ts, c
opie
s of
all
eged
“le
ase
agre
emen
t”
Un
au
tho
rize
d P
et:
Dep
osit
ion
of
resi
den
t m
anag
er
Doc
um
ent
dem
and
for
cop
y of
all
eged
“le
ase
agre
emen
t”
429
© Practising Law Institute
Inve
stig
atio
n &
Evi
den
ce G
ath
erin
g
Vis
it th
e pr
emis
esTa
ke p
hoto
sIn
terv
iew
nei
ghbo
rs a
nd h
ouse
hold
mem
bers
Che
ck th
e co
mm
on a
reas
, lay
out o
f bui
ldin
gC
ode
Enfo
rcem
ent/G
over
nmen
t Age
ncie
sC
opie
s of O
rder
s and
insp
ectio
n re
ports
(cer
tifie
d)In
terv
iew
ins
pect
ors/
inve
stig
ator
sG
ive
your
clie
nt
hom
ewor
kM
ake
a lis
t of a
dditi
onal
doc
umen
ts (e
.g. r
ecei
pts,
invo
ices
for
repa
irs, p
hoto
s, et
c.) w
ith a
dea
dlin
eLe
ase A
gree
men
tPr
ior n
otic
es a
nd c
orre
spon
denc
e to
/from
land
lord
430
© Practising Law Institute
Ju
ry T
ria
l v
s.
Be
nch
Tri
al
Gen
eral
ly: J
ury
tri
al is
alw
ays
pre
ferr
ed.
Wai
ver:
Fai
l to
tim
ely
requ
est;
fa
ilu
re t
o p
ost
fees
; fai
lure
to
app
ear;
or
wri
tten
/ora
l wai
ver.
Wh
en t
o co
nsi
der
wai
vin
g ju
ry
tria
l:C
red
ibil
ity/
Lik
abil
ity
of t
he
par
ties
Tec
hn
ical
ity
of d
efen
se(s
)
Dam
age
Con
trol
Ris
k of
att
orn
eys
fees
aw
ard
Is t
her
e ti
me?
Cli
ent
con
cern
s
431
© Practising Law Institute
Day
of
Tri
al
•W
itn
ess
Man
agem
ent
•T
rial
Doc
um
ents
•A
ssig
nm
ent
to T
rial
432
© Practising Law Institute
Wit
ne
ss
Ma
na
ge
me
nt
Subp
oen
a N
on-p
arty
Wit
nes
ses
Hea
lth
dep
artm
ent
insp
ecto
rs
Res
iden
t m
anag
er
Mai
nte
nan
ce w
orke
rs
Oth
er t
enan
ts
Not
ice
to A
pp
ear
for
par
ty
wit
nes
ses
433
© Practising Law Institute
Tri
al D
ocu
men
ts
Tri
al B
rief
Stat
emen
t of
th
e C
ase
Mot
ion
s in
Lim
ine
Jury
In
stru
ctio
ns
Jury
Ver
dic
t F
orm
Not
ices
to
Ap
pea
r
Subp
oen
as
Pro
pos
ed V
oir
Dir
e qu
esti
ons
Wit
nes
s L
ist
Exh
ibit
Lis
t &
cop
ies
of
exh
ibit
s
434
© Practising Law Institute
Ju
ry
Inst
ruct
ion
s
Stan
dar
d C
AC
I In
stru
ctio
ns
Spec
ial I
nst
ruct
ion
s
How
wil
l th
e se
t of
jury
in
stru
ctio
ns
be fi
nal
ized
?
435
© Practising Law Institute
Cas
e E
xam
ple
: Th
e G
omez
Fam
ily
Wh
at s
pec
ial j
ury
inst
ruct
ion
s w
ould
you
nee
d?
Wai
ver
inst
ruct
ion
Inst
ruct
ion
exp
lain
ing
con
cep
t of
tri
vial
bre
ach
A
dd
itio
nal
req
uir
emen
ts t
o ev
ict
for
brea
ch o
f le
ase
imp
osed
by
loca
l or
fed
eral
law
Dom
inan
t M
otiv
e (i
f in
ren
t co
ntr
ol ju
risd
icti
on)
Oth
ers?
436
© Practising Law Institute
Mot
ion
s in
Lim
ine
(MIL
)
MIL
’s c
an m
ake
or b
reak
you
r ca
se. G
et a
rgu
men
t an
d
ruli
ngs
on
th
e re
cord
Pla
inti
ff’s
att
orn
eys
rely
hea
vily
on
MIL
’sC
omm
on P
lain
tiff
’s M
IL’s
:E
xclu
de
hab
itab
ilit
y ev
iden
ce b
c te
nan
t fa
iled
to
pro
vid
e ac
tual
n
otic
eP
roh
ibit
evi
den
ce o
f a
reta
liat
ion
def
ense
in n
on-p
aym
ent
case
In c
ases
invo
lvin
g re
tali
atio
n/d
iscr
imin
atio
n, a
mot
ion
to
shif
t bu
rden
of
pro
of r
egar
din
g P
lain
tiff
’s d
omin
ant
mot
ive
fro
m P
lain
tiff
to
Def
end
ant
Com
mon
Def
end
ant’
s M
IL’s
:E
xclu
de
evid
ence
of b
ehav
ior
alle
gati
ons
not
incl
ud
ed in
th
e n
otic
e
Exc
lud
e ev
iden
ce n
ot t
urn
ed o
ver
du
rin
g d
isco
very
437
© Practising Law Institute
Cas
e E
xam
ple
: Th
e G
omez
Fam
ily
Wh
at M
IL’s
wou
ld y
ou n
eed
?
To
tria
l bri
ef o
r n
ot t
o tr
ial b
rief
?
Oth
er lo
gist
ics
to c
onsi
der
at
this
tim
e:C
ourt
rep
orte
r
Inte
rpre
ter
438
© Practising Law Institute
Ass
ign
men
t to
Tri
al
Mas
ter
Cal
end
arIn
som
e ju
risd
icti
ons
you
wil
l rep
ort
to t
he
pre
sid
ing
jud
ge (
PJ)
on
th
e d
ay o
f tr
ial.
PJ
wil
l lik
ely
requ
ire
par
ties
to
dis
cuss
set
tlem
ent.
If
case
doe
s n
ot s
ettl
e, P
J w
ill a
ssig
n c
ase
out
to t
rial
, oft
en f
orth
wit
h.
Be
read
y to
sta
rt y
our
tria
l.
Com
mis
sion
erIf
par
ties
sti
pu
late
, cas
e m
ay b
e tr
ied
bef
ore
a ju
dge
pro
tem
or
co
mm
issi
oner
. Th
ink
twic
e be
fore
sti
pu
lati
ng.
CC
P
170
.6 C
hal
len
ge
Eac
h s
ide
has
th
e ri
ght
to e
xerc
ise
one
per
emp
tory
ch
alle
nge
to
the
tria
l ju
dge
, wh
ich
mu
st b
e ra
ised
at
the
tim
e o
f a
ssig
nm
en
t. O
ral
or w
ritt
en, n
o sp
ecif
ic c
ause
nee
d b
e al
lege
d o
r p
rove
d.
Tac
tica
l Con
sid
erat
ion
s: a
lien
atin
g ju
dge
s, w
ill n
ext
assi
gnm
ent
be
wor
se?
439
© Practising Law Institute
Con
du
ctin
g Y
our
Tri
al
•F
inal
Pre
-Tri
al C
onfe
ren
ce•
Op
enin
g St
atem
ents
•P
retr
ial M
otio
ns
•Ju
ry S
elec
tion
•P
lain
tiff
’s C
ase
•C
ross
exa
m o
f P
lain
tiff
’s W
itn
esse
s•
Def
end
ant’
s C
ase
•D
irec
t ex
am o
f D
efen
dan
t’s
Wit
nes
ses
•C
losi
ng
Arg
um
ent
440
© Practising Law Institute
Pre
-Tri
al C
onsi
der
atio
ns
Log
isti
csC
ourt
room
sch
edu
le, t
rial
tim
e es
tim
ates
, ju
ry fe
es
Rev
iew
of
Ple
adin
gs a
nd
Iss
ues
Can
an
y is
sues
be
nar
row
ed b
y st
ipu
lati
on?
Wh
at is
sues
rem
ain
to
be t
ried
?
Wit
nes
ses
Ord
er, e
stim
ated
tim
e
Dis
cuss
Mot
ion
s in
Lim
ine
Bri
efin
g/ar
gum
ent
sch
edu
le
Jury
Sel
ecti
on
Sett
lem
ent
Pos
sibi
liti
es?
441
© Practising Law Institute
Bu
rde
n o
f P
roo
f
Jud
gmen
t w
ill b
e en
tere
d fo
r th
e p
arty
wh
o p
rove
s h
is o
r h
er c
ase
or d
efen
se b
y a
pre
pon
der
ance
of
the
evid
ence
. (E
vid
ence
Cod
e 11
5)
442
© Practising Law Institute
Pre
-Tri
al
Mo
tio
ns
Mot
ion
s fo
r Ju
dgm
ent
on t
he
Ple
adin
gsC
an b
e m
ade
on d
ay o
f tri
al, o
rall
y or
in
wri
tin
gE
xam
ple
s: F
ailu
re t
o in
clu
de
lan
guag
e re
quir
ed b
y lo
cal o
rdin
ance
or
CC
P
116
1(2)
, lat
e fe
es.
Mot
ion
s to
Bif
urc
ate
Hav
e ju
dge
dec
ide
lega
l iss
ues
bef
ore
dec
idin
g to
pro
ceed
to
jury
tri
al. C
an
hel
p w
ith
set
tlem
ent.
Mot
ion
to
Stri
ke J
ury
Tri
alM
otio
n t
o St
rike
Sec
ond
A
men
ded
Com
pla
int
443
© Practising Law Institute
Ju
ry S
ele
ctio
n
Est
abli
sh a
sys
tem
(se
atin
g ch
art)
Voi
rD
ire
Qu
esti
ons
Beg
in t
elli
ng
you
r st
ory,
est
abli
sh y
our
nar
rati
ve.
Avo
id p
itfa
lls:
bei
ng
bori
ng,
ask
ing
rep
etit
ive
ques
tion
s, b
ein
g bo
rin
g
Reh
abil
itat
e go
od ju
rors
If y
ou k
now
oth
er s
ide
wil
l ch
alle
nge
a
juro
r, g
et a
s m
uch
ou
t of
th
em a
s p
ossi
ble
Wh
o is
you
r id
eal j
uro
r?
Lan
dlo
rds
on y
our
jury
can
be
good
.
Ch
alle
nge
s fo
r C
ause
Per
emp
tory
Ch
alle
nge
s
444
© Practising Law Institute
Cas
e E
xam
ple
: Th
e G
omez
Fam
ily
Wh
o is
you
r id
eal j
uro
r?
Wh
at t
ypes
of q
ues
tion
s sh
ould
you
ask
?
Wou
ld y
ou k
eep
a la
nd
lord
on
you
r ju
ry?
445
© Practising Law Institute
Op
enin
g St
atem
ent
-T
ips
Iden
tify
you
r ca
se t
hem
e.
Ou
tlin
e th
e fa
cts
you
inte
nd
to
pro
ve a
t tr
ial.
Avo
id s
tati
ng
or r
efer
rin
g to
evid
ence
th
at y
ou k
now
is
not
ad
mis
sibl
e or
you
wil
l not
be
able
to
pro
ve.
An
op
enin
g st
atem
ent
may
not
be
use
d t
o ar
gue
the
case
to
the
jury
or
dis
cuss
issu
es o
f law
.
Use
an
ou
tlin
e –
NO
RE
AD
ING
TO
TH
E J
UR
Y
Spea
k n
atu
rall
y, n
o le
gale
se
Con
sid
er v
isu
al a
ids
(dia
gram
, ph
otos
)
Be
con
cise
an
d c
lear
.
446
© Practising Law Institute
Pla
inti
ff’s
Cas
e
Pla
inti
ff m
ust
est
abli
sh:
Ow
ner
ship
or
auth
orit
y ov
er t
he
pro
per
ty
Ter
ms
of t
he
agre
emen
t
Serv
ice
of a
val
id n
otic
e
Exp
irat
ion
of t
he
not
ice
(or
term
inat
ion
of t
he
ten
ancy
by
oth
er m
ean
s)
Ten
ant’
s co
nti
nu
ed p
osse
ssio
n o
f th
e p
rem
ises
447
© Practising Law Institute
Cas
e E
xam
ple
: Th
e G
omez
Fam
ily
In t
he
Gom
ez c
ase,
on
e w
ould
exp
ect
the
Pla
inti
ff’s
p
rese
nta
tion
to
incl
ud
e:A
uth
enti
cati
on o
f an
y le
ase
agre
emen
t an
d e
stop
pel
cer
tifi
cate
Wit
nes
s te
stim
ony
rega
rdin
g th
e p
rese
nce
of t
he
dog
(li
kely
by
resi
den
t m
anag
er)
Serv
ice
of t
he
Th
ree-
Day
Not
ice
to C
ure
or
Qu
it
Wit
nes
s te
stim
ony
rega
rdin
g th
e fa
mil
y’s
con
tin
ued
occ
up
ancy
(l
ikel
y by
res
iden
t m
anag
er)
448
© Practising Law Institute
Cro
ss E
xam
of
Pla
inti
ff’s
Wit
nes
ses
Pla
n t
he
“sto
ry a
rch
” yo
u w
ant
this
wit
nes
s to
tel
l th
e ju
ry
Ou
tlin
e le
adin
g qu
esti
ons
and
an
tici
pat
ed a
nsw
ers
for
key
poi
nts
Th
ink
on y
our
feet
Pay
att
enti
on t
o d
irec
t te
stim
ony
and
ad
d a
s n
eces
sary
Lis
ten
to
the
wit
nes
s’s
answ
ers
to y
our
ques
tion
s
Org
aniz
e ex
hib
its
into
fold
ers
or t
rial
bin
der
sec
tion
s
Be
pol
ite
and
res
pec
tfu
l, n
o m
atte
r w
hat
449
© Practising Law Institute
Mot
ion
for
Non
suit
?
Aft
er P
lain
tiff
’s p
rese
nta
tion
, if l
acki
ng
elem
ents
of a
p
rim
a f
aci
e ca
se, y
ou m
ay m
ove
for
a ju
dgm
ent
of
non
suit
. ch
alle
nge
to
the
suff
icie
ncy
of p
lain
tiff
's e
vid
ence
at
an e
arly
st
age
of t
rial
wit
hou
t w
aivi
ng
the
righ
t to
pre
sen
t a
def
ense
like
a d
emu
rrer
to
Pla
inti
ff's
evi
den
ce
CC
P
581c
(a)
450
© Practising Law Institute
Def
end
ant’
s C
ase
Use
evi
den
ce t
o il
lust
rate
you
r ca
se t
hem
e
Star
t st
ron
g an
d e
nd
str
ong
Ord
er o
f exh
ibit
s an
d w
itn
esse
s
Usu
ally
you
r cl
ien
t is
you
r st
ar w
itn
ess
Th
ink
abou
t th
e st
ren
gth
of
thei
r p
rese
nta
tion
, how
can
you
su
pp
ort
thei
r cr
edib
ilit
y
PR
AC
TIC
E is
key
, for
bot
h d
irec
t an
d c
ross
451
© Practising Law Institute
Cas
e E
xam
ple
: D
efen
se f
or t
he
Gom
ez F
amil
y
Wit
nes
ses:
Res
iden
t m
anag
er r
e p
rior
kn
owle
dge
of d
og
Nei
ghbo
rs w
ho
also
hav
e d
ogs
Nei
ghbo
rs w
ho
can
tes
tify
to
lack
of b
arki
ng,
dam
age,
or
nu
isan
ce b
y d
og
Mr.
an
d/o
r M
rs. G
omez
(w
ith
inte
rpre
ter)
452
© Practising Law Institute
Cas
e E
xam
ple
: D
efen
se f
or t
he
Gom
ez F
amil
y
Doc
um
ents
:P
hot
os o
f th
e p
rem
ises
th
at s
how
no
dam
age
cau
sed
by
the
dog
or
oth
er t
enan
ts w
ith
dog
s
Cop
y of
est
opp
el c
erti
fica
te t
hat
dis
clos
ed d
og
Ren
t re
ceip
ts t
o sh
ow c
onti
nu
ous
acce
pta
nce
of r
ent
453
© Practising Law Institute
Clo
sin
g A
rgu
men
t
Re-
emp
has
ize
the
case
th
eme
Rev
iew
evi
den
ce a
nd
sta
te t
he
con
clu
sion
s th
e ju
ry
shou
ld d
raw
from
it
Use
exh
ibit
s, v
isu
al a
ides
as
app
rop
riat
e
Kee
p it
sh
ort
454
© Practising Law Institute
Mot
ion
for
Dir
ecte
d V
erd
ict
Eit
her
Pla
inti
ff o
r D
efen
dan
t m
ay m
ove
for
a d
irec
ted
ver
dic
t at
th
e cl
ose
of t
he
evid
ence
. CC
P
630
(a)
Sim
ilar
to
Mot
ion
for
Non
suit
(li
ke a
dem
urr
er)
May
be
mad
e or
ally
an
d w
ith
out
not
ice
Ou
tsid
e p
rese
nce
of
the
jury
455
© Practising Law Institute
Jury
Ver
dic
t
Nin
e ou
t of
12
juro
rs m
ust
agr
ee
Spec
ial v
erd
ict
shou
ld b
e re
ques
ted
pri
or t
o ar
gum
ent
Pro
vid
e a
spec
ial v
erd
ict
form
th
at in
clu
des
sp
ecif
ic fi
nd
ings
on
ult
imat
e fa
cts
Use
ful f
or d
eter
min
ing
avai
labl
e fu
ture
cla
ims
or d
efen
ses,
ap
pea
l rec
ord
456
© Practising Law Institute
Dec
isio
n in
Cou
rt T
rial
Stat
emen
t of
Dec
isio
nE
xpla
ins
the
fact
ual
an
d le
gal b
asis
for
the
Cou
rt’s
dec
isio
n
(CC
P
632
)
Tim
ely
requ
est
for
shor
t tr
ials
: pri
or t
o su
bmis
sion
of t
he
mat
ter
for
dec
isio
n
May
be
requ
este
d in
wri
tin
g or
ver
ball
y on
th
e re
cord
Nec
essa
ry fo
r m
ost
app
eals
457
© Practising Law Institute
Cas
e E
xam
ple
: W
hat
can
th
e G
omez
Fam
ily
win
?
Ver
dic
t fo
r D
efen
dan
ts c
ould
incl
ud
e:P
osse
ssio
n o
f th
e p
rem
ises
ret
ain
ed b
y th
e G
omez
Fam
ily
(ten
ancy
res
um
es)
Th
e ri
ght
to p
ay t
he
pre
viou
sly
refu
sed
ren
t
Att
orn
ey’s
fees
, if t
he
verd
ict
incl
ud
es fi
nd
ing
of r
etal
iato
ry
mot
ive,
or
if p
rovi
ded
in t
he
leas
e
Cos
ts (
un
less
wai
ved
by
the
Cou
rt)
458
© Practising Law Institute
QU
EST
ION
S?
459
© Practising Law Institute
Con
tact
Us
Mon
iqu
e F
arri
s
Staf
f A
ttor
ney
Cen
tro
Leg
al d
e la
Raz
a, 3
40
0 E
ast
12th
Str
eet,
Oak
lan
d
(510
) 4
37-1
554
, mfa
rris
@ce
ntr
oleg
al.o
rg
Shir
ley
Gib
son
Dir
ecti
ng
Att
orn
ey
Leg
al A
id S
ocie
ty o
f Sa
n M
ateo
Cou
nty
, 330
Tw
in D
olp
hin
Dri
ve, S
uit
e 12
3,
Red
woo
d C
ity
(650
) 55
8-0
915
; sgi
bson
@le
gala
idsm
c.or
g
Lor
rain
e L
opez
Sup
ervi
sin
g A
ttor
ney
Inn
er C
ity
Law
Cen
ter,
130
9 E
. 7th
Stre
et, L
os A
nge
les
(213
) 8
91-
288
0; l
lop
ez@
inn
erci
tyla
w.o
rg
460
© Practising Law Institute
NOTES
461
© Practising Law Institute
NOTES
462