Utility Shutoffs and Tenant Rights in California

California Tenant Defense System | Justice Foundation

Utilities — electricity, gas, water — are essential services that landlords cannot shut off as a way to force tenants out. California law specifically prohibits utility shutoffs by landlords as a form of self-help eviction, and utility companies have independent obligations to provide service continuity when landlords attempt to disconnect accounts. Understanding both sets of protections ensures you maintain utility service during any dispute with your landlord.

Landlord Utility Shutoff Is Illegal

California Civil Code Section 789.3 specifically prohibits landlords from willfully causing the interruption of heat, electricity, gas, water, or other essential services with the intent to terminate the tenant’s occupancy. This prohibition applies even if the utilities are in the landlord’s name and the landlord is technically the account holder. A landlord who shuts off your electricity or water to pressure you to leave faces $100 per day in statutory damages plus actual damages and attorney’s fees.

What to Do If Your Landlord Shuts Off Utilities

Document the shutoff: note the date, time, and what service was cut. Photograph any notices or communications from the landlord about the shutoff. Contact the utility company and report that the landlord has shut off service to an occupied dwelling — utility companies in California have procedures for maintaining service to occupied residential units even when the account holder is the landlord. Apply for emergency TRO relief from the superior court if the landlord refuses to restore service. Contact your local code enforcement agency — utility shutoffs are building code violations in occupied residential units.

When Utilities Are in the Tenant’s Name

If utilities are in your name and you fall behind on payments, the utility company — not the landlord — controls service. California has significant CPUC protections for residential utility customers including payment plan requirements, medical baseline protections, and shutoff notice requirements. If you are behind on utilities, contact the utility company’s customer assistance programs — many offer low-income discount rates, deferred payment plans, and emergency assistance. The Justice Foundation kit covers both landlord utility shutoff remedies and tenant utility assistance programs.