California Rent Control Guide: Cities, Caps & Tenant Rights

California rent control laws 2025 combine a statewide ceiling of 5 % plus CPI (never more than 10 %) with some of the toughest local ordinances in the nation. This guide untangles those overlapping rules so you can calculate legal rent increases, verify exemptions, and push back against illegal hikes with confidence.

Check Your Maximum Increase Notice Calculator
Statewide Cap: 5 % + CPI

AB 1482 limits annual increases to inflation plus five percent with a hard 10 % ceiling.

City Ordinances Override

San Francisco, LA, Oakland, Berkeley, Santa Monica & West Hollywood set lower annual caps.

Just-Cause After 12 Months

Landlords need one of 15 legally defined reasons to evict once you reach a year of tenancy.

Registration Fees

Many cities charge $30 – $250 per unit yearly; some allow partial pass-through to tenants.

Key Exemptions

New construction (15 yrs), single-family homes with notice, dorms, deed-restricted affordable units.

California tenants reviewing rent cap rules during a lease meeting

Statewide Basics – AB 1482 Overview

The Tenant Protection Act of 2019 (AB 1482) created a uniform backstop for most California rentals built before 2010. It caps annual rent hikes at 5 % + local CPI, never exceeding 10 %. Landlords may raise rent once every 12 months, and “banking” unused percentages is prohibited. For example, if Los Angeles CPI in 2025 is 3.2 %, the maximum lawful increase is 8.2 % (5 % + 3.2 %). Notice requirements depend on the total raise: a 30-day notice suffices for increases under 10 %, while combined raises above 10 %—though impossible under AB 1482—would trigger a 90-day notice in exempt situations.

The statute also introduced just-cause eviction rules after 12 months’ occupancy. “At-fault” causes include non-payment, breach, nuisance, or criminal activity. “No-fault” causes cover owner move-in, withdrawal from rental market, or substantial remodel. For no-fault cases, relocation payments equal to one month’s rent are mandatory. Penalties for non-compliance range from rent rollback orders to treble damages, attorney fees, and a full defense to eviction. Understanding these statewide guardrails is step one before diving into stricter municipal ordinances.

City-by-City Deep-Dive

The Los Angeles Rent Stabilization Ordinance (RSO) covers apartments built on or before 10/01/1978. For 2025, city council approved a modest 3 % annual cap, which overrides AB 1482. Owners must register units yearly and pay a $38.75 per-unit fee, half of which can be passed through to tenants in $3.23 monthly installments. Evictions require just cause and, for no-fault cases, relocation assistance ranging from $9 200 to $22 950 depending on length of tenancy and income level. The RSO maintains vacancy decontrol, allowing landlords to reset rent to market when a unit becomes vacant, subject to re-registration.

The San Francisco Rent Ordinance applies to buildings constructed before 06/14/1979 and limits annual increases to 60 % of CPI. The 2025 allowable amount is 1.9 %. The Rent Board requires a $50 per-unit annual fee and offers tenant petitions for rent reductions and landlord hardship increases. While full vacancy decontrol exists, sub-tenancies in the same unit remain regulated. Owner Move-In (OMI) evictions must meet a two-year occupancy requirement; seniors and disabled tenants receive additional relocation benefits and “protected status” against certain OMIs.

Oakland’s Rent Adjustment Program (RAP) caps increases at CPI, with a 2025 maximum of 3.5 %. Owners pay a $101/unit RAP fee and must register annually. Increases exceeding CPI require a 60-day notice. Tenants can petition within 30 days of notice if they believe the increase is excessive or retaliatory. Vacancy decontrol is allowed, but RAP must be notified of the new rent within 30 days of tenant move-in. Substantial rehabilitation exemptions require pre-approval.

Berkeley’s Rent Stabilization Board pegs allowable increases at 65 % of CPI; the 2025 figure is 2.0 %. A $250 per-unit registration fee funds extensive tenant services, including a hearing examiner program. Landlords must file a certificate of permissible rent level before serving any notice. Tenants can file decrease petitions for habitability, service reduction, or improper passthroughs. Vacancy decontrol was partially repealed via Measure MM, requiring registration of most newly vacant tenancies and limiting initial rent to market once only.

Santa Monica permits annual increases equal to 75 % of CPI, subject to a 0-3 % floor-to-ceiling band. The 2025 cap sits at 2.1 %. Registration is automatic once landlords pay the $194/unit fee each July. The Rent Control Board publishes Maximum Allowable Rent data online, letting tenants verify charges in minutes. Vacancy decontrol was retained but heavily audited, with penalties for overcharging up to three times the excess rent plus attorney fees.

West Hollywood limits rent increases to 100 % of CPI, which is 3.2 % for 2025. Landlords must issue a confirmation letter within five business days of any lawful increase and pay a $144/unit annual fee. Failure to provide the letter voids the increase. The city forbids eviction for owner move-in unless the owner lacks comparable vacancies elsewhere in the building.

• Richmond California Rent Program Cap: 3.2 % in 2025, petitions handled by a five-member board.
• Alameda: CPI + 3 %, 10 % max, $100/unit fee.
• Mountain View: CPI limited to 4 % floor-to-ceiling; Measure V prohibits passthroughs.
• Bell Gardens: 50 % CPI or 4 %, whichever lower.
• Several smaller cities (e.g., Pomona, Antioch) adopted AB 1482-like caps but require local registration—always verify locally.
2025 Local Rent Control Snapshot
City Annual Cap % (2025) Registration Fee Vacancy Decontrol
Los Angeles3 %$38.75/unitYes
San Francisco1.9 %$50/unitNo
Oakland3.5 %$101/unitYes
Berkeley2.0 %$250/unitNo
Santa Monica2.1 %$194/unitNo
West Hollywood3.2 % (CPI)$144/unitNo

Exemptions & How to Verify Coverage

Not every unit is subject to rent control. Start by checking the construction year: buildings finished within the last 15 years are exempt under AB 1482. Next, look at property type. Single-family homes and condominiums qualify only if the owner served a single family home exemption ab 1482 notice at lease signing. Dorms, newly built Accessory Dwelling Units (ADUs), and deed-restricted affordable housing are exempt statewide. Local ordinances add wrinkles: West Hollywood excludes two-unit owner-occupied properties, whereas Oakland covers some mobile-homes. When in doubt, pull property records, ask your city rent board, and request written proof of exemption from the landlord. Costa-Hawkins supersedes local vacancy controls but does not wipe out local caps on existing tenancies, a frequent misconception.

How to Dispute an Illegal Rent Hike in California

Wondering how to dispute illegal rent hike in California? Follow this sequence: (1) Collect documents: lease, prior rent-change notices, and proof of payment. (2) Confirm applicable cap via AB 1482 or city ordinance. (3) Calculate legal rent increase California using CPI data or city calculator, then compare to the notice. (4) Demand correction in writing—attach your math and cite the statute. (5) If ignored, file a petition with the local rent board or housing department; hearings usually occur within 30–60 days. (6) Continue paying the lawful portion only. (7) If a landlord files an eviction, raise the overcharge as a defense; courts can award treble damages under Civil Code §1947.12.

Step-by-Step Guide to Handling a Rent Increase

  1. Confirm Coverage — Check build date, property type, and exemption notices. If your building predates 2010 and you never received an exemption statement, rent control likely applies.
  2. Validate the Notice — Written notice must state the new rent, dollar change, percentage, and effective date with at least 30 days’ lead time (90 if exempt and increase exceeds 10 %). Improper service voids the hike.
  3. Calculate the Cap — Use BLS West Region CPI or your city’s published index. Compare against AB 1482 or local ordinance to ensure compliance before raising concerns.
  4. Draft a Response — Cite the statute, show your math, request rollback, and include a five-day deadline. Keep copies—this letter becomes evidence later.
  5. Seek Mediation — Many cities offer free mediators who settle 60 % of disputes in one session, saving months of hearings.
  6. File a Petition — If talks fail, file decrease or overcharge forms (e.g., berkeley rent board petition process Form A) within statutory deadlines.
  7. Prepare for Hearing — Organize leases, ledgers, letters, and witness statements. Hearing officers may issue decisions the same day; appeals usually must be filed within 15 days.

Frequently Asked Questions

Start with your current rent, multiply by 5 %, then add the local Consumer Price Index published by BLS. For example, $2 000 × 0.05 = $100. If West Region CPI is 3.2 %, add another $64. The most you can increase is $164, capped at 10 % overall. Use our calculator for automated math and ensure you never exceed the statutory maximum.

AB 1482 allows only one rent increase every 12 months on covered units, even if prior increases were below the maximum. Local ordinances mirror this rule. If your landlord issues two separate increases within a year, the second notice is void—pay the lawful amount and send a rollback demand. Repeat violations can trigger statutory damages and provide a defense in eviction proceedings.

The stricter regulation always wins. AB 1482 expressly allows local ordinances to impose lower caps. Therefore, if San Francisco sets a 1.9 % limit, that number overrides the statewide 8–10 % band. Courts dismiss eviction suits or refund overcharges that rely on the higher figure. Always start with city law, then apply AB 1482 only if no local program exists.

AB 1482 lists 15 causes. At-fault examples: non-payment, lease breach, nuisance, criminal activity, or refusal to allow lawful entry. No-fault examples: owner/family move-in, substantial remodel requiring permit, government order to vacate, or withdrawal from the rental market (Ellis Act). No-fault evictions require relocation assistance equal to one month’s rent or a direct waiver of the last month due.

An Owner Move-In (OMI) eviction occurs when a landlord—or certain family members—intends to occupy the unit as a principal residence. Cities require affidavits and long-term occupancy (1–3 yrs). Seniors, disabled tenants, or long-term residents often receive enhanced protections, including higher relocation payments or outright exemption. Verifying the new occupancy post-eviction is crucial; fraudulent OMIs carry penalties up to three times actual damages.

Yes. Even exempt properties must follow Civil Code notice periods and anti-retaliation laws. If the landlord fails to serve a Costa-Hawkins exemption notice at lease signing, the unit may default into rent control. Local habitability standards and security-deposit rules apply regardless of exemption. Always keep documentation and consult legal aid if you suspect abuse.

More Tenant Resources

Legal References

Reference Topic Link
Civil Code § 1946.2 Just-Cause Terminations Read statute
AB 1482 (2019) Statewide Rent Cap & Just Cause Bill text
Los Angeles RSO LA City Rent Control LA Housing Dept.
San Francisco Rent Ordinance San Francisco Caps & Petitions SF Rent Board
Oakland Rent Code Oakland RAP Rules PDF
Berkeley Rent Ordinance Berkeley Caps & Hearings BMC 13.76
Santa Monica Charter §1800 Santa Monica Rent Board SMGov Rent Control
West Hollywood Muni Code §17 WeHo Rent Stabilization City Portal

Tenant Support Organizations

Tenants Together – Statewide Hotline

Tenants Together runs California’s largest renter-rights hotline, fielding thousands of calls about rent caps, eviction threats, and habitability issues. Volunteers provide template letters, intake screening, and referrals to pro-bono attorneys. Hotline: (888) 495-8020 — tenantstogether.org

Housing Rights Center – Los Angeles County

The Housing Rights Center provides free counseling, landlord-tenant mediation, and legal clinics throughout LA County. Staff specialize in unlawful rent increases under the Los Angeles RSO and offer multilingual workshops on calculation formulas and petition filing. Hotline: (800) 477-5977 — housingrightscenter.org

SF Tenants Union

Operating since 1970, SF Tenants Union offers drop-in counseling, detailed rent board petition guides, and a member library of precedent decisions to empower renters fighting illegal increases. Annual membership supports policy lobbying at City Hall. Visit: sftu.org

East Bay Community Law Center

EBCLC provides no-cost legal representation to low-income tenants in Alameda County, focusing on RAP petitions and eviction defense. They host monthly “Know Your Rent Cap” webinars and help seniors draft rent rollback letters. Phone: (510) 548-4040 — ebclc.org

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