Leo’s Motel Occupancy Settlement, Did You Stay 21–30 Days? A Check Is Coming Your Way

Leo’s Motel in Lomita, California, and its owners agreed to pay $500,000 to settle a class action lawsuit alleging the motel forced guests to check out and reregister before reaching 30 consecutive days of occupancy — a practice California law prohibits. If you stayed at Leo’s Motel for 21 to 30 consecutive days at any time between March 28, 2019, and October 29, 2025, you may qualify for an automatic cash payment — no claim form required. The opt-out deadline is April 25, 2026.

Quick Facts

Current Status and What Happens Next

• Preliminarily approved — the court has given conditional approval and Simpluris is identifying eligible class members using Leo’s Motel’s business records.
• Opt-out deadline: April 25, 2026 — if you want to preserve your right to sue Leo’s Motel independently, mail a completed opt-out form to the settlement administrator before this date.
• Final approval hearing: July 8, 2026 — if the court grants final approval, the settlement administrator will mail checks approximately 13 days after any appeals are resolved. You have 180 days to cash your check — after that, uncashed funds go to Habitat for Humanity of Greater Los Angeles.

What Is the Leo’s Motel Lawsuit About?

Plaintiff Flores and other former long-term guests filed the class action lawsuit Flores v. Leo’s Motel, et al., Case No. 23STCV06920, in Los Angeles Superior Court against 1879 Lomita LLC (doing business as Leo’s Motel) and owners Arvinda R. Patel and Ramesh N. Patel. The lawsuit alleged Leo’s Motel violated California law by requiring guests who had stayed for 21 or more consecutive days to move out — or check out and immediately reregister — before they reached 30 continuous days of occupancy.

Under California Civil Code Section 1940.1, a person who occupies a hotel, motel, or similar lodging for 30 or more consecutive days acquires certain legal rights as a tenant — including protections against arbitrary eviction. The lawsuit alleged Leo’s Motel deliberately interrupted guests’ consecutive stays to prevent them from reaching that 30-day threshold and gaining those tenant protections. This practice allegedly violated California Civil Code Section 1940.1, Civil Code Section 52.1 (the Bane Act), and California Business and Professions Code Section 17200 (the Unfair Competition Law).

All three defendants denied any wrongdoing. They agreed to the $500,000 settlement to avoid the cost and uncertainty of continued litigation.

Who Is Eligible to Receive a Payment?

The settlement administrator identified class members using Leo’s Motel’s own business records and mailed notices to eligible guests. Your payment is automatic if you are identified — but there are important details to understand:

• You may qualify if you stayed at Leo’s Motel, 1879 Lomita Blvd., Lomita, California 90717 for 21 to 30 consecutive days at any point between March 28, 2019, and October 29, 2025.
• You may qualify for multiple shares if you had more than one qualifying stay during the class period — the settlement assigns a separate share to each qualifying stay of 21 to 30 consecutive days.
• You may still qualify even if you did not receive a notice — guests not in Leo’s Motel’s business records can still participate by contacting the settlement administrator and providing proof of their stay (see below).
• You do not qualify if your stay was fewer than 21 consecutive days or 30 or more consecutive days — only stays of exactly 21 to 30 consecutive days count as qualifying stays.

Did not receive a notice but think you qualify? Contact Simpluris at 888-251-7147 or [email protected] and provide one of the following:

• A copy of a registration card from Leo’s Motel showing a stay of 21 to 30 consecutive days
• A sales receipt from the motel for such a stay
• A signed declaration under penalty of perjury attesting to your 21–30 day stay, plus at least one additional form of proof that you stayed at the motel for at least one day

Related article: St. Andrew’s Resources for Seniors Data Breach Settlement, Did You Get a Notice? Here’s What to Do

How Much Can You Receive?

The settlement distributes approximately $300,000 to class members after attorneys’ fees, costs, settlement administration, and the plaintiff incentive award are deducted from the $500,000 fund.

Settlement fund breakdown:

Your individual payment depends on how many qualifying stays you had and the total number of qualifying stays across all class members. The settlement assigns one equal share per qualifying stay. The administrator calculates the value per share by dividing the net settlement amount by the total number of qualifying stays. If you had two qualifying stays during the class period, you receive two shares.

If the court awards less than the maximum for attorneys’ fees, costs, or the plaintiff incentive award, the difference gets added to the class member payment pool — meaning your payment could be higher than estimated.

How Will You Receive Your Payment?

Because no claim form is required, here is exactly what happens automatically:

Step 1 — The settlement administrator uses Leo’s Motel’s business records to identify all guests who had qualifying stays of 21 to 30 consecutive days between March 28, 2019, and October 29, 2025.

Step 2 — Simpluris mails a check to your last known address — the address to which your settlement notice was mailed. If your address has changed, update it immediately by contacting Simpluris at 888-251-7147 or [email protected].

Step 3 — If you did not receive a notice but believe you qualify, contact Simpluris with proof of your qualifying stay before the opt-out deadline of April 25, 2026.

Step 4 — Cash your check within 180 days of the issue date. This is critical — checks that are not cashed within 180 days become void, and the funds will be donated to Habitat for Humanity of Greater Los Angeles. You will not receive a replacement check.

Step 5 — If you want to opt out of the settlement and preserve your right to sue Leo’s Motel separately, mail a completed opt-out form to: Flores v. Leo’s Motel, et al., c/o Settlement Administrator, P.O. Box 25226, Santa Ana, CA 92799, postmarked by April 25, 2026.

No action needed to receive payment — but make sure your mailing address is current and cash your check promptly once it arrives.

Important Deadlines and Dates

Frequently Asked Questions

Do I need to file a claim form to receive my payment? 

No. The settlement administrator automatically identifies eligible class members using Leo’s Motel’s business records and mails checks to your last known address. You only need to act if you want to opt out, object, or if you did not receive a notice but believe you qualify. If your address has changed, contact Simpluris at 888-251-7147 to update it before your check is mailed.

Is this Leo’s Motel settlement legitimate? 

Yes. The settlement, Flores v. Leo’s Motel, et al., Case No. 23STCV06920, is a court-supervised class action filed in Los Angeles Superior Court. It is preliminarily approved. The official settlement website is leosmotelsettlement.com, administered by Simpluris, Inc. Verify any communication by calling 888-251-7147 or emailing [email protected].

When will I receive my payment? 

The final approval hearing is scheduled for July 8, 2026. If the court grants final approval and no appeals follow, Simpluris will mail checks approximately 13 days after that process concludes. Once your check arrives, cash it promptly — it becomes void after 180 days and will not be replaced.

What if I miss the April 25, 2026 opt-out deadline? 

If you do not opt out by April 25, 2026, you automatically remain in the settlement and will receive your payment. You also give up your right to sue Leo’s Motel, the Patels, or 1879 Lomita LLC separately over the claims this settlement covers. Most class members will benefit by staying in the settlement and receiving their automatic payment.

Will this settlement payment affect my taxes? 

Settlement payments may count as taxable income depending on your individual tax situation. Consult a qualified tax professional to understand how to report any payment you receive. The settlement administrator will issue appropriate tax documentation if required.

What does California law say about long-term motel stays? 

Under California Civil Code Section 1940.1, a person who occupies a hotel, motel, inn, or similar lodging for 30 or more consecutive days gains certain tenant rights — including protections against arbitrary eviction without proper notice. The law prohibits motel operators from requiring guests to check out and reregister before reaching 30 days specifically to prevent them from gaining those rights. This is exactly what the lawsuit alleged Leo’s Motel did to its long-term guests.

What if I stayed at Leo’s Motel but am not in the business records?

 You may still qualify. Contact Simpluris at 888-251-7147 or [email protected] and provide proof of your qualifying stay — such as a registration card, a sales receipt, or a signed declaration under penalty of perjury plus at least one additional form of proof showing you stayed at the motel for at least one day during a 21–30 consecutive day period.

What if I had more than one qualifying stay at Leo’s Motel? 

Each qualifying stay of 21 to 30 consecutive days counts as a separate share. If you stayed for two separate qualifying periods during the class period, you receive two shares of the net settlement fund — meaning a larger payment than a class member with only one qualifying stay. Make sure your notice reflects the correct number of qualifying stays. Contact Simpluris if you believe your stay count is incorrect.

Sources and References

1. Official Settlement Website — leosmotelsettlement.com
2. Settlement FAQ — leosmotelsettlement.com/faq
3. Settlement Documents — leosmotelsettlement.com/documents
4. California Civil Code Section 1940.1 — California Legislative Information

California consumers who have been charged improper fees by businesses in violation of state law may also want to review the Google $5 million California Play Store subscription settlement for residents who paid for renewals between 2014–2019. If you are dealing with other housing or consumer rights issues in California, our overview of 20 class action settlements open for claims in February 2026 covers additional active cases worth reviewing.

Last Updated: March 14, 2026

Disclaimer: This article is for informational purposes only and does not constitute legal advice. Legal claims and outcomes depend on specific facts and applicable law. For advice regarding a particular situation, consult a qualified attorney.

About the Author

Sarah Klein, JD, is a licensed attorney and legal content strategist with over 12 years of experience across civil, criminal, family, and regulatory law. At All About Lawyer, she covers a wide range of legal topics — from high-profile lawsuits and courtroom stories to state traffic laws and everyday legal questions — all with a focus on accuracy, clarity, and public understanding.
Her writing blends real legal insight with plain-English explanations, helping readers stay informed and legally aware.
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