What "stipulation" means here: both sides are agreeing to specific terms instead of going to trial, and asking the court to enter judgment on those terms — either right away, or only if one side fails to hold up their end.
What this form actually does
Once an unlawful detainer case is filed, landlord and tenant can settle it without a trial by signing UD-115. It's a flexible template, not a fixed script — the parties fill in whatever terms they've actually agreed to: a move-out date, a payment plan for back rent, dismissal of the case if the tenant complies, or immediate judgment with a stayed (delayed) lockout date. Once signed by both sides and the judge, it becomes an enforceable court order.
The two common structures
- Judgment now, conditions later. Judgment for possession is entered immediately, but enforcement (the lockout) is delayed to a specific date as long as the tenant meets agreed conditions — for example, paying a set amount by certain dates.
- Conditional / contingent judgment. Judgment isn't entered at all unless a party breaches the agreement — for example, the case is dismissed once rent is paid in full, but judgment is entered automatically (often by declaration) if a payment is missed.
What to check line by line before signing
- Move-out or performance date. Make sure the date is realistic and matches what was actually discussed — not a placeholder date from a template.
- Dollar amounts and payment schedule. Every payment amount, due date, and payment method should be spelled out. Vague terms are the most common source of later disputes.
- What counts as a breach. Read exactly what triggers judgment or a lockout — is it any missed payment, or only a payment missed by more than a set number of days?
- How breach is proven. Many stipulations let the non-breaching party file a declaration under penalty of perjury to trigger judgment or a writ of possession without a further hearing. Understand what evidence would be needed and how much notice, if any, you'd get.
- Costs and fees. Confirm whether attorney's fees, court costs, or the filing fee are being waived, split, or added to what's owed.
- Signatures and dates. All named parties (or their attorneys) need to sign, and the form needs a judge's signature to become an enforceable order.
Before you sign: a stipulation is a binding court order once approved by the judge, not just an informal agreement. If a breach clause lets the other side get judgment on a simple declaration, there may be little room to explain your side afterward — read every conditional clause slowly, and ask the court self-help center or an attorney to review terms you don't fully understand.
After it's signed
The stipulation is submitted to the judge for approval. Once signed by the court, keep a copy with all payment records — bank transfers, money order receipts, anything showing compliance — in case a dispute later arises over whether the terms were met.