Jones

BACKGROUND

In March 2011, Jones closed escrow on residential property located at 3503 South Kerckhoff Avenue, San Pedro, California (the property). She subsequently discovered that Salvo had possession of a “middle garage, attached to her home,” pursuant to a “month-to-month garage rental agreement” that Salvo and a previous owner of the property had entered into in February 2010 (garage rental agreement). The garage rental agreement stated that the garage was to be used “only for storage.” According to Jones, “Salvo was to have vacated the garage upon transfer of ownership. He did not vacate.” On March 23, 2011, Jones served Salvo with a 30-day “notice to vacate,” requiring Salvo to vacate the property no later than April 19, 2011, 5:00 p.m., and limiting his access to the garage between the hours of 9:00 a.m. and 5:00 p.m. Subsequently, Jones concluded that Salvo was living in the garage because he purportedly “remained in the garage all hours of the day and night,” including “midnight, 3:00 a.m., 5:00 a.m.”; used Jones‟s address as a mailing address and rummaged through Jones‟s mailbox; collected water from her front yard hose in five-gallon water containers several times a…