California’s AB 1482 means a full eviction averages three to nine months from notice to lockout – longer in Los Angeles and Alameda counties, where court dockets are backlogged. You do not need to complete that process before selling. Osborne Homes buys California rental properties with tenants in place, pays cash, and takes over as landlord at closing.
| Factor | Osborne Homes (Cash Sale) | Traditional Listing |
|---|---|---|
| Eviction required before sale? | No – we take tenants as-is | Usually – agents require vacant possession |
| Time to exit | 7–14 days to close | 6–18 months (eviction + listing + escrow) |
| Agent commission | None | 5–6% of sale price |
| Legal costs (eviction) | $0 – Osborne assumes | $3,000–$15,000+ in attorney fees |
| Lost rent during eviction | None – sell now | 3–9 months of non-payment continues |
California's eviction process averages 3–9 months in most California counties. In Los Angeles Superior Court and Alameda County Superior Court, backlogged dockets frequently extend this timeline further. For landlords who have been waiting out a non-paying tenant for months, Osborne Homes offers an immediate exit: sell now, with the tenant in place, and let Osborne manage the subsequent process.
Tenants who damage walls, flooring, appliances, plumbing, or structural components significantly reduce a rental property's conventional market value. Conventional buyers require appraisals and inspection contingencies that reflect this damage – lenders adjust their financing accordingly. Osborne Homes assesses the property in its actual condition and makes an offer that accounts for tenant-caused damage without requiring repairs as a condition of sale.
Cities including San Francisco, Los Angeles, Oakland, Santa Monica, and Beverly Hills have local rent control ordinances that cap annual increases and add enhanced just-cause eviction requirements on top of state law. For landlords who have held rent-controlled properties for years, the gap between controlled rent and market rent can make the investment economically untenable. Selling to Osborne Homes is a clean exit from a situation where the return no longer justifies the effort.
Duplexes, triplexes, and small multi-family properties with a mix of paying and non-paying tenants – or occupied and vacant units – are particularly difficult to sell through traditional channels. Osborne Homes evaluates these properties on their investment merits and purchases the entire package: all units, regardless of occupancy, payment status, or condition.
Osborne Homes is a real estate investment company – not a real estate agent. We have purchased over 5,000 California properties since 2007.
Our cash offer is based on your property’s actual condition after a single walkthrough – all terms in writing, no last-minute reductions, no hidden fees, no commission. What we put on paper is what you receive at closing.
“Our cash offer is a transparent, no-obligation offer based on the property’s walkthrough and condition, with full details provided in writing.”
Call or submit your address online. A local Osborne Homes representative contacts you within 24 hours. You don't need to prepare anything in advance.
One visit. One offer. The offer is based on your property's actual condition and is provided in writing immediately after the walkthrough. No re-inspection, no conditions tied to repair work.
We cover all closing costs. You choose the closing date. We handle all paperwork. Cash in hand, no commissions, no surprises.
You don’t need to wait for a court date, spend $10,000 on an eviction attorney, or lose another month of rent before you can sell. Osborne Homes takes the property with tenants in place and assumes the landlord role at closing. Call us or submit your address today – a local representative will reach out within 24 hours. Close in as few as 7 days.
Osborne Homes works with California homeowners across a wide range of situations. Whatever your reason, you get the same commitment: a firm cash offer, no repairs required, and a closing date you control.