California Rent Control Laws: AB 1482 and Local Ordinances

California has a two-layer rent regulation system. A statewide cap under the Tenant Protection Act of 2019 (AB 1482) covers a large share of rental housing, and dozens of cities have their own ordinances that can be stricter. Knowing which layer applies to each unit is essential before you send a rent increase.

This guide explains the statewide rules, the key exemptions and how local ordinances fit in. It is general information, not legal advice. Rent rules are among the most heavily litigated areas of California housing law, so confirm the details with the current statute, your city’s rent board and a local attorney.

For the basics of the concept, see our definition of rent control and our rent increase guide.

The statewide cap under AB 1482

For covered units, AB 1482 limits the total rent increase over any 12-month period to 5 percent plus the percentage change in the regional Consumer Price Index, with a hard ceiling of 10 percent. The increase is measured against the lowest rent charged during the prior 12 months.

Other key points:

• Landlords can raise rent no more than twice in a 12-month period, and the total must stay within the cap.
• When a unit becomes vacant, the landlord can generally set a new starting rent for the next tenant, and the cap applies from there.
• The cap works together with the act’s just cause eviction rules, so a tenant cannot be evicted without cause simply to reset the rent.
• The law was enacted with a sunset date of January 1, 2030, unless the Legislature extends it.

The CPI figure changes every year and differs by region, so recalculate the allowable increase before each rent change.

Exemptions from the state cap

AB 1482 does not apply to every rental. Common exemptions include:

• Housing issued a certificate of occupancy within the past 15 years, on a rolling basis
• Single-family homes and condominiums owned by individuals rather than a corporation or real estate investment trust, if the tenant received the required written exemption notice
• An owner-occupied duplex, where the owner lives in one of the two units
• Deed-restricted affordable housing and other units regulated by government agreements
• Dormitories and certain other specialized housing

The single-family exemption is the one owners most often get wrong. It generally requires specific notice language in the lease, and owners who skip the notice may find the unit is covered. If the property is subject to a stricter local ordinance, that ordinance controls.

Tip: Record each unit’s coverage status, certificate of occupancy date and exemption notice in your property files, and review them before every renewal cycle.

Local rent control ordinances

Many California cities have their own rent stabilization laws, including Los Angeles, San Francisco, Oakland, Berkeley, San Jose, Santa Monica and West Hollywood, among others. These ordinances often:

• Set annual allowable increases lower than the state cap
• Require rental unit registration and annual fees
• Add just cause rules and relocation payments that go beyond state law
• Provide a rent board or hearing process for petitions by owners and tenants

Units covered by a local ordinance that is more protective than AB 1482 generally follow the local rules. Because each city drafts its own ordinance, two buildings a few miles apart can have very different rules.

Costa-Hawkins and other state limits

The Costa-Hawkins Rental Housing Act of 1995 limits what local rent control can do. In general, it prevents cities from applying rent limits to single-family homes and condominiums, and to buildings constructed after 1995 or after an earlier local cutoff date. It also guarantees vacancy decontrol, which lets owners set a new rent when a tenant voluntarily leaves or is evicted for cause.

Voters have rejected ballot measures to repeal or loosen Costa-Hawkins several times, most recently in 2024. The Ellis Act separately allows owners to withdraw all units in a building from the rental market, subject to local procedures and relocation requirements.

Rent increase notice rules

Regardless of rent control coverage, California requires written notice before a rent increase on a month-to-month tenancy:

• At least 30 days for an increase of 10 percent or less within a 12-month period
• At least 90 days for an increase of more than 10 percent within a 12-month period

For example, on a hypothetical $2,000 monthly rent, an increase to $2,150 is 7.5 percent and would need at least 30 days of notice, while an increase to $2,250 is 12.5 percent and would need at least 90 days, assuming the cap and any local rules even allow it. Serve notices using a method the law permits, and keep proof of service.

During a fixed-term lease, rent can only change as the lease allows. Some cities add their own notice content requirements, and properties in an area under a declared state of emergency may face temporary price gouging limits on rent increases.

Verify current law

Rent regulation in California changes through new legislation, annual CPI updates, local ordinance amendments and ballot measures. Cities and counties can add rules that state law does not include. Before raising rent or claiming an exemption, confirm the current statute text, check your city’s rent board and speak with a local attorney.

Related reading: California eviction process, California landlord-tenant rights, Texas rent control laws, the definitions of market rent and certificate of occupancy, and our lease renewal guide. The TenantLoop Lease Renewal agent can help you prepare renewal offers, but always confirm the allowable increase for each unit yourself.