Landlord-tenant & lease disputes
Unlawful detainers, unpaid rent, move-out agreements, security deposits, habitability, and commercial lease defaults.
Landlord-tenant mediation →Real estate mediator · Los Angeles County
Settle the property dispute before it reaches a courtroom.
Neutral mediation for California real estate disputes, led by a real estate trial attorney who also buys, develops, and manages property. Landlord-tenant, partnership, escrow, title, boundary, and purchase disputes, resolved in a day instead of years.
- California attorney since 2015
- Real estate investor & developer
- In person or by video
Agreement reachedSigned in writing the same day
01 · Why mediate
Why mediate a real estate dispute instead of litigating it
Real estate cases get expensive because property keeps costing money while the fight goes on: mortgage, taxes, vacancy, a stalled sale. Mediation puts both sides in a room with a neutral who understands the deal, and lets you decide the outcome yourselves.
| Mediation | Litigation | |
|---|---|---|
| Time to resolution | Usually one session, scheduled within weeks | Often a year or more to trial |
| Cost | Shared mediator fee for the session | Discovery, motions, experts, trial |
| Privacy | Confidential under Cal. Evid. Code §§ 1115–1128 | Public court record |
| Who decides | The parties, on terms they accept | A judge or jury |
| Possible outcomes | Buyouts, payment plans, move-out dates, easements, repairs | Mostly money judgments and orders |
02 · Disputes mediated
Real estate disputes I mediate
Residential and commercial matters across Los Angeles and Ventura counties, before or after a lawsuit is filed.
Co-owner & partnership disputes
Investor partnerships, LLC members, family co-owners, buyouts, and alternatives to a partition action.
Partnership & co-owner mediation →Purchase & sale disputes
Failed escrows, earnest-money deposits, non-disclosure claims, and specific performance. Many CAR purchase agreements require mediation first.
Purchase & escrow mediation →Title, easement & boundary
Encroachments, fences, shared driveways, access easements, and quiet title disputes between neighbors.
Boundary & easement mediation →Broker & agent claims
Commission disputes and broker liability claims between clients, agents, and brokerages.
Broker & commission mediation →Construction & property damage
Contractor disputes, construction defects, subsidence, casualty losses, and HOA conflicts.
Construction & HOA mediation →03 · The mediator
A mediator who has been on every side of the deal
Jacob Iloulian, Esq. is a California real estate attorney based in Encino. His practice covers both transactions and trial work: acquisitions, financing, development, leasing, and sales, along with escrow, lease, title, broker liability, partnership, and unlawful detainer litigation.
He is also a real estate investor and developer who buys, manages, and markets property himself. That means he understands what a landlord loses each month a unit sits empty, what a tenant faces when a move-out date is set, and why a partner wants out of a building. He has also seen how transactional documents end up in court, which helps him spot which parts of a dispute are worth fighting over and which are not.
Most property disputes settle eventually. Mediation lets them settle early, before the legal fees are bigger than the problem.
As mediator, Mr. Iloulian acts as a neutral. He does not represent either party in the mediated matter or give legal advice to either side, and he will not mediate a matter involving a current or former client of his firm.
04 · Process
How a real estate mediation works
Request & conflict check
Either side, or both, sends the names of the parties and the property. We run a conflict check and propose dates.
Mediation briefs
Each side sends a short confidential summary, key documents such as the lease, purchase agreement, or survey, and what it wants.
Mediation session
In person in Encino or by video. Joint and private sessions, usually half a day or a full day.
Written settlement
When terms are agreed, they are put in a signed written settlement the same day so the deal holds.
05 · Service area
Real estate mediation in Los Angeles and the San Fernando Valley
Sessions are held at the Encino office or by video for parties anywhere in California.
- Encino
- Sherman Oaks
- Tarzana
- Woodland Hills
- Calabasas
- Studio City
- Van Nuys
- North Hollywood
- Burbank
- Glendale
- Northridge
- Reseda
- Beverly Hills
- West Hollywood
- Santa Monica
- Los Angeles
- Pasadena
- Santa Clarita
- Thousand Oaks
- Ventura County
06 · Questions
Real estate mediation FAQ
What kinds of real estate disputes can be mediated?
Almost any civil real estate dispute: landlord-tenant and lease disputes, co-owner and partnership disputes, failed purchases and escrow disputes, earnest-money fights, title and easement issues, boundary and encroachment disputes, broker and agent claims, construction defects, and HOA conflicts.
Is mediation confidential in California?
Yes. California Evidence Code sections 1115 through 1128 generally make what is said and written during mediation confidential and inadmissible in later court proceedings, which lets both sides speak openly.
Is a mediated settlement binding?
The mediator does not decide anything. If the parties reach agreement, they sign a written settlement, and a properly drafted signed agreement can be enforced like a contract and, if a case is pending, through the court.
Do I need my own lawyer to mediate?
No, but you may bring one. The mediator is neutral and does not represent or give legal advice to either side, so many parties consult their own attorney before signing a settlement.
Can we mediate before a lawsuit is filed?
Yes. Many California purchase agreements and leases require mediation before litigation, and mediating early usually saves the most time and money.
Where are mediations held?
In person at the Encino office on Ventura Boulevard, or by video conference for parties anywhere in California.
07 · Schedule
Request a mediation date
Tell us about the dispute and the parties involved. We will run a conflict check and reply with available dates and fees.
Phone818-639-2626
Office16133 Ventura Blvd, Suite 700
Encino, CA 91436
Encino, CA 91436