Landlord filed an unlawful detainer action against tenant, alleging that tenant owed $27,100 in rent. Before trial landlord settled with tenant. The settlement provided for a date and time by which tennat would be gone from the rented premises, and provided for entry of a judgment for $28,970 if tenant was not gone by the deadline. Tenant missed the deadline by a few hours. Landlord obtained a $28,700 judgment based on the settlement. Held, the $28,970 judgment is an illegal penalty unrelated to the harm caused by the tenant’s late departure. Distinguishing Greentree Financial Group, Inc. v. Execute Sports, Inc.(2008) 163 Cal.App.4th 495 and Vitatech Internat., Inc. v. Sporn (2017) 16 Cal.App.5th 796. both of which overturned similar settlement provisions from Jade Fashion & Co., Inc. v. Harkham Industries, Inc. (2014) 229 Cal.App.4th 635 which upheld a settlement allowing the defendant a discount if it paid by a deadline, this decision says the crucial diffference is that the defendant here and in Greentree and Viatech did not admit he owed the money, whereas in Jade Fashion, the defendant did so.