"How much can my landlord raise the rent?" California rent control laws explained

For renters in California, answering the question "How much can my landlord raise the rent?" is rarely simple. That is because the state operates under a unique "two-layer" system of tenant protections.

The first layer is State Law (specifically the California Tenant Protection Act), which acts as a massive safety net covering the majority of the state. It sets a baseline "speed limit" for rent increases that no landlord under its jurisdiction can exceed.

The second layer is Local Law. Many cities and counties—such as Los Angeles, San Francisco, and recently Pomona—have passed their own rent stabilization ordinances. Under California law, if a local city passes a rent control measure that is "stronger" (meaning more protective for the tenant) than the state law, the local law takes precedence.

Below, we help you determine which layer of protection applies to your home. If your city has its own rent control ordinance, those local rules apply to you. If your city does not, or if its protections are weaker than the state's, you likely fall under the statewide protections described below.

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The State Law Baseline (AB 1482)

If you live in a city without its own rent control laws, or if your unit is not covered by a local ordinance, your tenancy is likely governed by the California Tenant Protection Act of 2019 (often referred to as AB 1482). This law limits rent increases and requires "just cause" for evictions.

The "5% + CPI" Cap

Under state law, a landlord cannot raise your rent by more than 5% plus the percentage change in the cost of living (CPI) over a 12-month period .

Crucially, there is a hard ceiling: even if inflation is extremely high, the total rent increase cannot exceed 10% in a single year .

• Example: If the Cost of Living (CPI) increases by 3%, your landlord can raise the rent by a maximum of 8% (5% base + 3% CPI).
• Example: If the CPI increases by 8%, your landlord is capped at 10%, because the formula (5% + 8% = 13%) would exceed the legal maximum.

Which Housing Is Covered?

State rent caps generally apply to standard multi-unit housing that is older than 15 years. This is a "rolling" date, meaning that as buildings age, they eventually age into coverage .

Common Exemptions (Who Is Left Out?)

Not every rental unit is protected by the state cap. The law explicitly exempts several types of housing, meaning landlords for these properties can raise rent by market rates unless a local ordinance says otherwise. The most common exemptions include:

• New Construction: Housing that has been issued a certificate of occupancy within the previous 15 years is exempt.
• Single-Family Homes & Condos: Most single-family homes and condominiums are exempt, provided they are not owned by a corporation, a real estate investment trust (REIT), or an LLC with a corporate member . To claim this exemption, the landlord must provide written notice to the tenant stating the property is exempt.
• Government-Subsidized Housing: Housing restricted by deed as affordable housing for low-income families is typically exempt from this specific rent cap, as it is regulated by other agreements .
• Dormitories: Housing owned and operated by higher education institutions or K-12 schools.

When Local Law Takes Over

While State Law (AB 1482) provides a safety net, it is not the only rulebook. In fact, for millions of Californians, it is the secondary rulebook.

California law explicitly states that if a city or county has its own rent stabilization ordinance that is "stronger" (more protective) than the state version, the local law applies instead. This is known as the "Local Supremacy" of rent control.

How to Know if You Are Covered Locally

You are likely under a local rent control ordinance if you live in one of the cities listed below and your building meets that city's specific criteria (often based on the year the building was constructed).

Major Cities with "Stronger" Local Rent Caps (As of Feb 2026):

• Northern CA: Alameda, Berkeley, East Palo Alto, Hayward, Mountain View, Oakland, Richmond, Sacramento, San Francisco, San Jose.
• Southern CA: Baldwin Park, Beverly Hills, Cudahy, Culver City, Inglewood, Los Angeles (City), Los Angeles (County - Unincorporated), Palm Springs, Pasadena, Pomona, Santa Ana, Santa Monica, West Hollywood.

Key Difference: Local laws often have lower caps than the state.

• Example: While the State Cap might be 8.3% (5% + CPI), a city like Berkeley or Santa Monica might cap increases at 3% or less based on their own specific formulas.

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Beyond Price – "Just Cause" & Habitability

Rent control isn't just about the price tag; it is also about keeping you in your home and ensuring that home is livable.

1. "Just Cause" Eviction Protections

Under the Tenant Protection Act (AB 1482), once you have lived in your rental unit for 12 months, your landlord cannot simply end your tenancy because the lease expired. They must have a legal "Just Cause" to evict you.

• At-Fault Causes: You failed to pay rent, breached a material term of the lease, or committed a nuisance/waste.
• No-Fault Causes: The landlord wants to move in, demolish the property, or withdraw it from the rental market.
  • Protections: If you are evicted for a "No-Fault" reason, the landlord must generally provide one month's rent as relocation assistance.

2. The "Renoviction" Loophole (Closed by SB 567)

Previously, landlords could evict tenants by claiming they needed to do a "Substantial Remodel." New rules under SB 567 have tightened this significantly to prevent fake "renovictions".

• Permits Required: The landlord must provide you with copies of the actual building permits for the work.
• 30-Day Minimum: The work must be substantial enough that it requires the tenant to vacate for at least 30 days. Cosmetic work (like painting or new floors) does not count.
• Right to Return: If the work isn't completed, you must be offered the chance to re-rent the unit at the same rent.

3. New Habitability Standards (2026)

As of January 1, 2026, California has expanded the legal definition of a "tenantable" (livable) home.

• Mandatory Appliances: Landlords must now provide a working stove and refrigerator in all new or renewed leases.
• Recall Safety: If an appliance is subject to a safety recall, the landlord must repair or replace it within 30 days.

Check Your Lease: These new appliance rules apply to leases signed or renewed on or after Jan 1, 2026. If you are on an older lease, these specific requirements may not apply until you renew.

Know Your Rights

Understanding your rights under California's complex rent control system is the first step to protecting your home. Whether you fall under the state's 5% + CPI cap or a stricter local ordinance, the law is designed to shield you from unreasonable rent hikes and unfair evictions.

However, these protections are only effective if you know how to use them.

Next Steps for Tenants:

1. Check Your City: Use Guide 2 to see if your city has its own rent control laws.
2. Check Your Lease Date: Review your lease agreement to see if it was signed or renewed on or after January 1, 2026 to determine if you are covered by the new appliance mandates.
3. Watch for Notices: If your landlord attempts to raise the rent above the allowable limit or evict you for a "substantial remodel," ask for written proof (like permits) and consult a local tenant organization or legal aid immediately.

By staying informed and proactive, you can ensure that your housing remains stable, safe, and lawful.