How to Respond to an Unlawful Detainer in California (UD-105)

By Brian Johnson, Eviction Defender · Updated November 2026

If someone just handed you a Summons and a Complaint with the words "Unlawful Detainer" on them, your landlord has filed an eviction lawsuit against you. An unlawful detainer in California moves much faster than most court cases, and the clock started the moment you were served. The good news: you have the right to respond, tell the court your side, and ask for a trial. The usual way to do that is a form called the UD-105 Answer.

This guide walks you through what the papers mean, how many days you have, how to fill out and file the UD-105, and what happens next. Take a breath, keep your papers together, and read on.

What an Unlawful Detainer in California Is (and Isn't)

An unlawful detainer (often called a "UD") is the court case a California landlord must file to legally evict a tenant. Before filing, the landlord usually serves a notice, such as a 3-day notice to pay rent or quit, a 3-day notice to perform covenant or quit, or a 30-, 60- or 90-day notice. If the notice period runs out and you're still in the home, the landlord can file the lawsuit.

Here's what an unlawful detainer is not: it is not an order to leave. Only a judgment from the court, followed by a sheriff's notice, can remove you. Your landlord cannot change the locks, shut off utilities or move your things out on their own. Until a judge rules, you have the right to stay and defend yourself.

You'll usually receive two main documents:

• Summons (SUM-130): tells you that you're being sued and how long you have to respond.
• Complaint (UD-100 or a custom complaint): explains why the landlord says you should be evicted and what money they're asking for.

You may also get a blank Prejudgment Claim of Right to Possession, which is for occupants who aren't named in the case.

Your Deadline: 10 Court Days

Since January 1, 2025, California tenants generally have 10 court days to respond to an unlawful detainer after being personally served (the old deadline was 5 days). The law that made this change is AB 2347.

"Court days" means you don't count Saturdays, Sundays or court holidays. You start counting the day after you were served. If you were handed the papers on a Monday with no holidays that week or the next, day 10 would be the Monday two weeks later.

How you were served matters:

• Handed to you in person: 10 court days.
• Substituted service (left with another adult and mailed) or posted and mailed: the California courts' self-help site explains that you get 10 calendar days after the papers were mailed, plus 10 court days.
• Special situations, such as Safe at Home participants, can have a different deadline.

Because counting mistakes are common, check your exact deadline with the court clerk or a self-help center, and aim to file well before the last day. If you miss it, the landlord can ask the court for a default judgment, which means you lose without a hearing and the eviction can move straight to the sheriff.

Your Options for Responding

Most tenants respond by filing an Answer on form UD-105. There are other kinds of responses that challenge the papers themselves, such as a motion to quash service (if you weren't served correctly) or a demurrer (if the complaint is legally defective). These are more technical, and they have their own rules and hearing dates. If you're thinking about one of them, get help quickly because the deadline is the same 10 court days.

For most people, the UD-105 Answer is the right first step. It's a Judicial Council form with checkboxes, so you don't need to write a legal brief.

How to Fill Out the UD-105 Answer

The UD-105 asks you to respond to each statement in the landlord's complaint and to list any defenses you have. Here's how it breaks down.

1. Case information

Copy the court name, address, case number and the names of the parties exactly as they appear on the Summons. Each adult tenant named in the case should respond; ask the clerk whether you can file one Answer together or need separate ones.

2. Denials

You can deny statements in the complaint that aren't true. For example, if the complaint says you owe $3,000 but you actually owe less, or you paid and the landlord refused it, you'd say so here. In some situations you can deny generally; in others you need to point to the specific paragraphs you dispute. Read the form instructions carefully.

3. Affirmative defenses

This is the heart of the form. The UD-105 lists common defenses as checkboxes, and you explain the facts for each one you check. Common examples include:

• The notice was defective (wrong amount, wrong dates, missing payment information, or not served properly).
• The landlord didn't keep the home habitable (serious repair problems you reported).
• The eviction is retaliation for complaining or using your legal rights, or is discrimination.
• The landlord didn't have "just cause" under the Tenant Protection Act or a local rent ordinance. See your rights under the California Tenant Protection Act.
• You offered the rent and the landlord refused it.

Only check defenses that fit your facts, and briefly explain each one. Our guide to defenses that can help in a California eviction case goes into more detail.

4. Other statements and signature

The form also asks about things like the fair rental value and any other information you want the court to know. If you need more room, the court's self-help site points to an attachment form (MC-025). Sign and date it under penalty of perjury.

Filing and Serving Your Answer

Once your UD-105 is complete:

• Make copies. Keep at least one for yourself and one for the landlord (or the landlord's attorney).
• File it with the court listed on your Summons, in person, by mail, or by e-filing where the court allows it. Mailing is risky this close to a deadline.
• Pay the filing fee or ask for a fee waiver. If you can't afford the fee, you can request a fee waiver (form FW-001) when you file.
• Serve a copy on the landlord. Someone over 18 who is not a party to the case must mail or deliver it, then fill out a proof of service. File the proof of service with the court.

Get a file-stamped copy and keep it with your other papers. That stamp is your proof you met the deadline.

What Happens After You File

Once your Answer is on file, the landlord can't get a default judgment against you. Instead, the case heads toward a trial. In unlawful detainer cases, trials are usually set quickly, often within a few weeks. Many courts also hold a mandatory settlement conference before trial, where you and the landlord can try to work out an agreement, such as more time to move, a payment plan, or a neutral reference.

Keep watching your mail and the court's online case portal. Missing a court date can cost you the case even after you've filed a solid Answer. Gather your evidence now: your lease, rent receipts, bank records, texts and emails with the landlord, photos of repair problems, and any notices you received.

For a realistic picture of the timeline, see how long an eviction takes in California.

If You Already Missed the Deadline

Act today. If the landlord hasn't yet filed a request for default, the court's self-help site says you may still be able to file an Answer, but do it right away. If a default judgment has already been entered, you may be able to ask the court to set it aside, though the time is short and the result depends on the judge. If the sheriff has already posted a 5-day Notice to Vacate, read our guide on the 5-day sheriff lockout notice immediately.

Frequently Asked Questions

How many days do I have to respond to an unlawful detainer in California?

Generally 10 court days after you were personally served, not counting Saturdays, Sundays or court holidays. If you were served by substituted service or posting and mailing, you usually get extra time. Confirm your exact deadline with the court clerk.

What is form UD-105?

UD-105 is the Judicial Council Answer form for an unlawful detainer case. It lets you deny the landlord's claims and list your defenses using checkboxes and short explanations.

What happens if I don't respond?

The landlord can ask for a default judgment. You lose without a hearing, and the sheriff can post a Notice to Vacate and then lock you out.

Do I have to pay to file my Answer?

There is a filing fee, but if you can't afford it you can ask the court to waive it by filing a fee waiver request (form FW-001) with your Answer.

Can my landlord lock me out after filing the case?

No. A landlord cannot change the locks, remove your belongings or shut off utilities to force you out. Only the sheriff can remove you, and only after the court enters a judgment for possession.

For an overview of every type of notice and step in the process, visit our eviction notice help center.

Eviction Defender is not a law firm and does not provide legal advice. This article is general information about California law as of 2026.