California rent & eviction law, explained
How much can rent go up in California, and when can a landlord evict? A plain-English guide to the statewide rules and the local ordinances that go further — with links to the public records behind them. General legal information, not legal advice.
The statewide baseline: AB 1482 (Tenant Protection Act of 2019)
AB 1482 sets a floor of tenant protections across California. For covered units it caps annual rent increases at 5% + local CPI, never exceeding 10% in a 12-month period, and requires “just cause” to end a tenancy after 12 months of residence. No-fault terminations (owner move-in, Ellis Act withdrawal, substantial remodel, government order) generally require relocation assistance of one month's rent.
Costa-Hawkins and what's exempt
The Costa-Hawkins Rental Housing Act limits how far local rent control can reach: it exempts housing built after February 1995, single-family homes and condominiums, and permits vacancy decontrol (resetting rent to market when a unit turns over). AB 1482 layers similar carve-outs — new construction (rolling 15-year window), non-corporate single-family homes, owner-occupied duplexes, and deed-restricted affordable housing.
Stronger local ordinances
Many California cities run their own rent boards with tighter caps and richer tenant protections. Each publishes data we make searchable:
- San Francisco — Rent Board — eviction notices, petitions, Ellis Act, tenant buyouts
- Los Angeles — RSO / LA Housing Dept — eviction notices, buyouts, landlord declarations
- Santa Monica — Rent Control Board — per-unit Maximum Allowable Rent registry
- Oakland — Rent Adjustment Program — petitions and grounds
Frequently asked questions
How much can a landlord raise rent in California?+
For housing covered by the Tenant Protection Act of 2019 (AB 1482), annual rent increases are capped at 5% plus the local Consumer Price Index (CPI), with a hard ceiling of 10% in any 12-month period — whichever is lower. Cities with their own rent-control ordinances (San Francisco, Los Angeles, Oakland, Santa Monica, Berkeley, and others) often impose lower limits that control instead.
What is "just cause" eviction?+
AB 1482 requires a landlord to state a valid reason ("just cause") to end a tenancy once a tenant has lived in the unit for 12 months. "At-fault" causes include nonpayment of rent or lease violations; "no-fault" causes (such as owner move-in, withdrawal under the Ellis Act, or substantial remodel) generally require relocation assistance equal to one month's rent.
What housing is exempt from AB 1482?+
Common exemptions include housing built within the last 15 years (a rolling date), single-family homes and condos not owned by a corporation or REIT (with proper notice), owner-occupied duplexes, and most deed-restricted affordable housing. Costa-Hawkins also bars local rent control on these categories and permits vacancy decontrol.
What is the Ellis Act?+
The Ellis Act lets a landlord "go out of the rental business" by withdrawing all units in a building from the rental market — a no-fault basis for eviction that is tracked publicly in cities like San Francisco. It is frequently used to convert rental buildings to condos or tenancies-in-common.
This is general legal information about California law, not legal advice, and does not address your specific situation. Consult a qualified attorney about your circumstances.