Which California Cities Have Rent Control? 2025 Complete List

California's Statewide Rent Cap: AB 1482 Explained

The Tenant Protection Act of 2019 (AB 1482) established California's first statewide rent-increase cap, effective January 1, 2020. For covered rental units, landlords may not increase rent by more than 5% plus the applicable regional Consumer Price Index (CPI) in any 12-month period, with an absolute ceiling of 10% per year. Multiple increases within a 12-month period are aggregated against this cap.

For 2025, the applicable CPI figure for most Southern California markets — including Orange County and Los Angeles — is approximately 3.8%, making the allowable increase roughly 8.8% for covered units. Landlords planning rent increases should verify the current CPI with the California Department of Industrial Relations before serving any rent increase notice.

What Does AB 1482 Actually Cover?

AB 1482 applies to most California rental housing, but the exemptions are broad and frequently misunderstood. The law covers:

• Multifamily buildings (apartments, duplexes, triplexes, etc.) with a certificate of occupancy issued before January 1, 1995
• Single-family homes and condos owned by corporations, LLCs, or REITs (regardless of age)
• Accessory dwelling units (ADUs) attached to or sharing infrastructure with a property that is otherwise covered
• Subsidized housing where the rent is already restricted by a government program (e.g., project-based Section 8), with the cap applying to any unsubsidized portion

AB 1482 Exemptions: What Is NOT Covered?

• Buildings issued a certificate of occupancy on or after January 1, 1995 (new construction)
• Single-family homes and condos owned by individual persons, provided the owner has served the tenant with the required AB 1482 exemption notice
• Owner-occupied properties with two or fewer units (duplex where owner lives in one unit)
• Dormitories, hotels, motels, and short-term rentals
• Properties already subject to more restrictive local rent control (local law governs)
• Deed-restricted affordable housing with independent rent restrictions

AB 1482 Just-Cause Protections

In addition to the rent cap, AB 1482 imposes just-cause eviction requirements for covered tenants who have lived in the unit for 12 months or more. This means a landlord cannot terminate a qualifying tenancy without a legally recognized reason — either an "at-fault" cause (nonpayment, lease violation, criminal activity) or a "no-fault" cause (owner move-in, substantial renovation, withdrawal from rental market). No-fault terminations require the landlord to pay the tenant one month's rent as relocation assistance or waive the final month's rent.

California Cities With Local Rent Control Ordinances (2025)

Dozens of California cities and unincorporated county areas have enacted their own rent stabilization ordinances (RSOs). These local laws frequently predate AB 1482 by decades and are often more tenant-protective. Where a local ordinance and AB 1482 both apply, the more restrictive rule governs.

The table below covers the most significant California cities with active local rent control ordinances as of 2025, with special focus on Southern California markets relevant to Orange County and LA-area property owners and investors.

How Local Ordinances Interact With State Law

The relationship between California's statewide AB 1482 and local rent control ordinances is governed by a simple principle: the more protective rule applies. California's Rent Preemption Doctrine (as modified by the Costa-Hawkins Rental Housing Act and subsequent legislation) sets a floor, not a ceiling, for local tenant protections.

The Costa-Hawkins Act: Limiting What Local Ordinances Can Do

Passed in 1995, the Costa-Hawkins Rental Housing Act (Civil Code §§1954.50–1954.535) places two critical constraints on local rent control ordinances:

1. Vacancy decontrol: When a tenant voluntarily vacates a rent-controlled unit, the landlord may reset the rent to market rate for the next tenant. Local ordinances cannot require rent to remain at the prior tenant's controlled rate after a vacancy (with narrow exceptions in some jurisdictions).
2. New construction exemption: Local ordinances cannot apply rent control to housing built after February 1, 1995. This mirrors AB 1482's own exemption.

Three Scenarios Landlords Commonly Face

Scenario A — City has a local RSO, property is covered by both: The local ordinance applies. If the local cap (e.g., Santa Ana's 3%) is lower than AB 1482's 8.8%, the landlord is limited to 3%. Just-cause requirements come from the local ordinance.

Scenario B — No local RSO, property qualifies for AB 1482: The statewide 5% + CPI cap and just-cause rules apply after 12 months of tenancy. No additional local rent board or registration requirements exist.

Scenario C — Property is exempt from both (new construction, SFR with notice, etc.): No statutory rent cap applies. The landlord may raise rent to market rate with the required advance notice (30 days for increases under 10%, 90 days for increases of 10% or more). Just-cause eviction protections still apply to qualifying tenants in some cases — confirm with legal counsel.

Relocation Assistance: Local vs. State Requirements

Both AB 1482 and most local RSOs require relocation assistance when a landlord terminates a tenancy for no-fault reasons (owner move-in, substantial renovation, withdrawal from rental market). Under AB 1482, the requirement is one month's rent. Many local ordinances are more generous: Los Angeles requires up to three months' relocation assistance for low-income tenants, and Santa Ana requires two months. Where both apply, the higher amount governs.

How to Determine If YOUR Property Is Covered

Determining whether a specific rental unit is subject to state or local rent control requires a structured analysis. Work through the following framework for each property you own or manage:

Step 1: Identify the Governing Jurisdiction

Is the property in an incorporated city, an unincorporated county area, or a chartered city? Unincorporated county areas are governed by county ordinances, not city ordinances. Some Orange County unincorporated areas have their own regulations — verify the parcel's jurisdiction using the county assessor's office.

Step 2: Check for a Local Rent Control Ordinance

Contact the city's housing department or search their website for a rent stabilization program. In Southern California, the only OC city with an active RSO as of 2025 is Santa Ana. Los Angeles, Long Beach, Santa Monica, West Hollywood, and Beverly Hills all have active local ordinances.

If a local RSO exists, use the city's address lookup tool to confirm whether the specific property is registered and covered. Some cities maintain searchable online databases (Los Angeles HCIDLA, Santa Ana Rental Housing Board).

Step 3: Determine AB 1482 Coverage (If No Local RSO)

• Was the certificate of occupancy issued before January 1, 1995? (Must answer YES for AB 1482 to apply)
• Is the property NOT a single-family home or condo owned by an individual with the required exemption notice? (Must answer YES)
• Is the property NOT owner-occupied with 2 or fewer units? (Must answer YES)
• Is the property NOT a hotel, motel, dormitory, or transient occupancy facility? (Must answer YES)

If all four boxes are checked, AB 1482 almost certainly applies. Consult an attorney for edge cases.

Step 4: Confirm Just-Cause Applicability

Even if the rent cap does not apply (e.g., exempt new construction), just-cause eviction requirements may still apply after a tenant has lived in the unit for 12 months. Review Civil Code §1946.2 and any applicable local just-cause ordinance.

Step 5: Document Everything

Maintain records showing the property's construction date, certificate of occupancy, any required exemption notices served to tenants, and rent increase history. In a dispute, documentation is the landlord's primary defense.

How Rent Control Affects Property Values

The economic impact of rent control on property values is well-documented in academic literature, and the findings are instructive for investors evaluating California markets. The effects are nuanced and depend heavily on whether the property is subject to local RSO, AB 1482, or no rent regulation at all.

Rent-Controlled Properties: Discounted Valuations

Income-producing properties are typically valued using a cap rate applied to Net Operating Income (NOI). Because rent control limits revenue growth, the NOI of a rent-controlled building grows more slowly than market-rate alternatives — and investors price in this constraint. Studies of the Los Angeles RSO market have found that rent-controlled multifamily buildings trade at 15–30% discounts to comparable market-rate buildings, depending on the depth of below-market rents and the tenant mix.

However, this discount creates an acquisition opportunity: investors who purchase rent-controlled buildings at below-market valuations and patiently manage turnover (when market rents can be reset) have historically generated competitive returns in the long run, particularly in supply-constrained markets like Santa Monica, West Hollywood, and Santa Ana.

The Vacancy Decontrol Opportunity

Under Costa-Hawkins, landlords may reset rent to market rate when a tenant voluntarily vacates. In high-demand markets, this "vacancy decontrol" represents significant embedded value in buildings with long-term below-market tenants. A 20-unit building in West Hollywood where 12 units are occupied at 1998-era rents may have a market-rent upside of 40–60% — realizable over time through natural turnover.

AB 1482 vs. Exempt Properties: Buyer Premium

Properties built after 1995 that are exempt from both local ordinances and AB 1482 command a premium at sale, reflecting the unconstrained rent growth potential. In Orange County, where most inventory is post-1995 due to aggressive suburban development in the 1990s and 2000s, the majority of apartment stock is exempt — a significant market advantage relative to LA County.

Investor Considerations for 2025

With California's housing shortage showing no signs of resolution, rent control is unlikely to be weakened legislatively in the near term. Investors should factor rent control status into every underwriting model, model realistic turnover assumptions, and stress-test NOI projections against below-market lease-in-place rents. Professional property management that maximizes legal rent increases and minimizes vacancy duration is more valuable in rent-controlled markets than anywhere else.

Frequently Asked Questions

• What is the difference between AB 1482 and a local rent control ordinance?

  AB 1482 (the Tenant Protection Act of 2019) is California's statewide rent-increase cap — generally 5% plus local CPI, maximum 10% per year — that applies to qualifying multifamily buildings statewide. A local rent control ordinance (RSO) is a city- or county-enacted law that may be stricter: lower caps, broader coverage, or additional protections. Where both apply, the more tenant-protective rule governs. Local ordinances can limit rent increases more aggressively than AB 1482 but cannot allow increases the state law prohibits.

• Which Orange County cities have local rent control in 2025?

  As of 2025, Santa Ana is the only Orange County city with an active local Rent Stabilization Ordinance (RSO). Santa Ana's RSO, adopted in 2022, covers most rental units built before February 1, 1995, and caps annual rent increases at 3% or 80% of the regional CPI — whichever is lower. All other OC cities (Anaheim, Irvine, Huntington Beach, Costa Mesa, Garden Grove, etc.) rely solely on AB 1482 for qualifying units.

• Does rent control apply to single-family homes in California?

  Generally no. AB 1482 explicitly exempts single-family homes and condominiums as long as the owner provides the tenant with a required written exemption notice. However, if a single-family home is owned by a corporation, LLC, or real estate investment trust (REIT), the AB 1482 exemption does not apply. A handful of older local ordinances (like Los Angeles RSO) may cover some single-family rentals built before 1978 — always check local law for the specific property address.

• How do I find out if my specific rental unit is covered by rent control?

  Start by identifying your city or unincorporated county area. If your city has a local RSO (Los Angeles, Santa Ana, Long Beach, Santa Monica, West Hollywood, Beverly Hills, etc.), check that city's housing department website for an address lookup tool. For statewide AB 1482 coverage, ask: (1) Was the building issued a certificate of occupancy after January 1, 1995? If yes, likely exempt. (2) Is it a single-family home or condo with a required written exemption notice? If yes, exempt. (3) Is it owner-occupied with no more than two units? If yes, exempt. If none of these apply, AB 1482 likely covers the unit.

• What happens if a landlord raises rent above the allowed cap?

  An above-cap rent increase is void and unenforceable under both AB 1482 and local RSOs. Tenants can: (1) refuse to pay the excess without being in breach of lease; (2) file a complaint with the city's rent board (in cities with local ordinances); (3) sue for return of any overpaid rent; and (4) in some jurisdictions, recover attorney's fees and damages. Repeated violations can result in administrative penalties and, in cities like Los Angeles, registration suspension. Landlords should document every increase with a proper written notice citing the applicable cap.

• Does rent control apply to newly built apartments in California?

  No. Both AB 1482 and virtually all local rent control ordinances include a new-construction exemption. Under AB 1482, buildings that received their certificate of occupancy on or after January 1, 1995 are exempt from the rent-increase cap (though just-cause eviction requirements may still apply after 12 months of tenancy). Local ordinances typically use a similar date — Los Angeles RSO covers pre-1978 buildings; Santa Ana RSO covers pre-February 1, 1995 buildings. This exemption exists to avoid discouraging new housing production.