California Rent Control Laws: AB-1482 & Local Ordinances Guide
Complete guide to California rent control: AB-1482 statewide 10% cap, just cause eviction, local ordinances (LA, SF, Oakland, San Diego), and exemptions.
California has both statewide rent control (AB-1482) and stricter local ordinances in many cities. This guide explains the overlapping regulations, exemptions, and compliance requirements for California landlords.
AB-1482 Statewide Rent Control (2020)
Effective: January 1, 2020 (Tenant Protection Act). Applies to: Properties 15+ years old (grandfathered annually - in 2024, applies to properties built before 2009). Rent cap: 5% + local CPI, maximum 10% total per year. Example: If CPI is 3%, max increase is 8%. If CPI is 6%, capped at 10%. Calculation: Based on 12-month period from last increase, not calendar year. Frequency: One increase per 12 months. No compounding within year. Just cause eviction: Cannot evict without one of 15 specified reasons (no-fault or at-fault). EXEMPTIONS: Single-family homes (if owner discloses not subject to rent cap), condos (if owner discloses), properties <15 years old, deed-restricted affordable housing, dorms.
AB-1482 Just Cause Eviction Requirements
AT-FAULT REASONS (tenant wrongdoing): Non-payment of rent, lease violation after written notice, nuisance/waste/illegal activity, denial of access for repairs, unapproved subletting, refusing to sign similar lease renewal (no material changes), using property for illegal purpose. NO-FAULT REASONS (landlord needs possession): Owner move-in (owner or immediate family), withdrawal from rental market (Ellis Act), substantial remodel requiring permits and vacancy, compliance with government order (habitability issues), intent to demolish. NOTICE REQUIRED: 60 days (90 days if Section 8). RELOCATION ASSISTANCE: Must pay 1 month rent if no-fault eviction (owner move-in, Ellis Act, major remodel). Waived if tenant gives <30 days notice or doesn't vacate on time. Owner move-in requirements: Must occupy for 36 continuous months or pay tenant back.
Los Angeles Rent Control (RSO)
Applies to: Buildings built before October 1, 1978 (majority of LA rental stock). Stricter than AB-1482. Rent increases: 3-8% depending on year (LA Housing Department sets annually). 2024 limit: 6%. Must register unit with LAHD. Banking: Can bank unused increases (if don't raise rent one year, can add to next year's increase up to 10% total over 2 years). Just cause: 11 specific reasons (similar to AB-1482 but more tenant-friendly interpretation). Relocation: $8,700-$21,500 for no-fault evictions (higher than AB-1482). Owner move-in: Very strict - 3-year occupancy requirement, cannot re-rent for 3 years. Capital improvement pass-through: Can petition for rent increase above limit if major improvements made. Process takes 6-12 months.
San Francisco Rent Control
Applies to: Buildings built before June 13, 1979 (~172,000 units, 75% of rental stock). Strictest in California. Rent increases: Tied to 60% of CPI. 2024 allowable: 3.4%. Annual notice required. Just cause: 16 specific reasons. Owner move-in very limited. Buyout agreements: Landlords often pay $30k-100k+ for voluntary tenant move-out (buyouts must be voluntary, attorneys recommended). Relocation: $7,500-$12,000+ depending on circumstance. More for elderly/disabled. Costa-Hawkins: Landlord can raise to market rate when tenant vacates ('vacancy decontrol'). Many SF tenants stay decades to preserve low rent. Condo conversion: Requires tenant buyout or lifetime lease (many tenants have 'protected' status). Rent board: Strong tenant protections, tenant-friendly hearings, landlord registration required.
Oakland, Berkeley, San Diego Rent Control
OAKLAND: Properties built before 1983. Rent cap: CPI (2024: 3.6%). Just cause required. Relocation assistance: Up to $11,000. Strong tenant protections similar to SF. BERKELEY: Properties built before 1980. Rent board sets allowable increase (typically 65% CPI). 2024: 2.6%. Just cause eviction. Mediation required before eviction. SAN DIEGO: Properties built before 1979 (AB-1482 applies but no additional local rent control). Tenant protections: Must follow AB-1482 just cause. SANTA MONICA: Pre-1979 buildings. Rent board (very tenant-friendly). Annual increases ~3-4%. Ellis Act popular for landlords wanting to exit market.
Exemptions & Costa-Hawkins Act
Costa-Hawkins Rental Housing Act (1995 state law): PROHIBITS local rent control on: Single-family homes, condos (separately alienable from property), properties built after 1995 (date varies by city - LA 1978, SF 1979). Vacancy decontrol: Landlords can set rent to market rate when unit turns over (new tenant). Then rent control applies to new tenancy. Exemptions attempted: Multiple ballot initiatives to repeal Costa-Hawkins have failed (Prop 10 in 2018, Prop 21 in 2020). Would have allowed stricter local rent control if passed. Single-family exemption: If you own SFH, can claim Costa-Hawkins exemption from local rent control but must disclose to tenant. AB-1482 still applies unless property <15 years old.
Compliance & Penalties
Disclosure requirements: Must disclose if unit subject to rent control (local or state). Include in lease. AB-1482 single-family exemption must be disclosed in writing. Registration: LA, SF, Oakland, Berkeley require landlord registration with rent board. Annual fee $30-300 per unit depending on city. Penalties for unregistered units: Cannot evict, cannot raise rent until registered. Notice requirements: 30 days notice if rent increase <10%, 90 days if ≥10% (AB-1482 caps at 10% so effectively 30 days). Illegal rent increases: Tenant can sue to recover + damages. Wrongful eviction: Tenant can sue for relocation costs + emotional distress + punitive damages + attorney fees. Cases often settle $50k-200k+. Retaliation: Cannot raise rent or evict in retaliation for tenant complaints or organizing (1-year presumption).
Key Takeaways
- ✓AB-1482 caps rent at 5% + CPI (max 10%) for properties 15+ years old statewide, requires just cause eviction (15 reasons)
- ✓Local rent control stricter: LA 6%, SF 3.4%, Oakland 3.6% annual caps, plus strict just cause and relocation assistance
- ✓Relocation required for no-fault eviction: $7k-21k depending on city, plus 60-90 day notice period
- ✓Single-family homes exempt from local rent control (Costa-Hawkins) but AB-1482 still applies - must disclose exemption
- ✓Penalties severe: wrongful eviction cases settle $50k-200k+, cannot evict if unregistered in LA/SF/Oakland
💡 Pro Tips
- Register units immediately in LA/SF/Oakland - cannot evict or raise rent if unregistered, penalties compound
- Always calculate rent increase as 5% + local CPI - never assume 10% allowed, get CPI from BLS website
- Document just cause carefully with photos and communications - tenant attorneys challenge weak evidence
- Consider professional buyout negotiator for SF tenant removal ($30k-100k typical but avoids Ellis Act)