Eviction Records and the Masking Rule: Why Most UD Filings Stay Invisible

An eviction filing is not automatically a scarlet letter. California masks unlawful detainer records unless the landlord wins quickly — and tenants who fight or settle usually keep the file sealed.

What California Law Says

Code of Civil Procedure section 1161.2 restricts public access to UD case records unless the plaintiff prevails within 60 days of filing; otherwise the file remains masked. Settlements can include dismissal and non-reporting terms, and separate law limits screening reports’ use of masked cases.

How to Protect Yourself, Step by Step

1. Understand the clock: fighting past 60 days without a landlord judgment generally preserves masking.
2. Negotiate settlements to include dismissal, masking preservation, and no negative reporting.
3. After any case, verify what tenant screening services show — request your file from the major screeners.
4. Dispute reported masked cases with the screening company under FCRA procedures.
5. If a judgment exists, explore stipulated set-asides as part of paying it off — record repair is negotiable.

Common Questions

I settled and moved out. Will future landlords see the case?

With masking intact and a dismissal, the file should be invisible to routine screening — verify with a screening report on yourself before your next application.

A screening report shows a masked UD. What now?

Dispute it — reporting masked cases violates the access rules, and screeners remove them when challenged with the docket.