California’s rent increase laws in 2026 continue to protect tenants under the Tenant Protection Act (AB 1482), with caps at 5% plus regional CPI or 10%, whichever is lower. New laws effective January 1, 2026, enhance habitability and deposit handling, while local rules add layers of protection. Tenants should know these rules to safeguard their rights amid ongoing housing pressures.
Current Rent Caps
AB 1482, effective until at least mid-2026, limits annual increases to 5% plus the local Consumer Price Index (CPI), not exceeding 10% total. For increases from August 2025 to July 2026, caps vary by region: 8.0% in Los Angeles/Orange Counties (CPI 3.0%), 8.8% in San Diego (CPI 3.8%), 6.3% in San Francisco Bay Area (CPI 1.3%), and others from 7.5-7.7%. Landlords cannot raise rent more than twice in 12 months, and combined hikes must stay under the cap; waivers are void.
Exempt Properties
Newer units (built within 15 years), affordable housing, dorms, and some owner-occupied duplexes escape both rent caps and just-cause eviction rules. Single-family homes or condos owned by non-corporate individuals are exempt if proper notice is given to tenants. Properties under stricter local rent ordinances, like San Francisco’s, follow city rules instead.
Just-Cause Evictions
After 12 months (all tenants) or 24 months (one tenant), evictions require “just cause,” such as nonpayment or lease violations (at-fault) or owner move-in (no-fault, with relocation aid). No-fault evictions demand one month’s rent as assistance; lease expiration alone isn’t cause. Local laws in places like Los Angeles may offer stronger protections.
Key 2026 Updates
Starting January 1, 2026, AB 628 mandates landlords provide and maintain working stoves and refrigerators, with tenants able to opt out initially. AB 414 modernizes security deposits, allowing electronic returns, non-standard agreements like last-month’s rent application, and separate refunds for roommates. SB 610 requires debris removal post-disaster, rent halts during evacuations, and prepaid rent refunds if uninhabitable.
Local Variations
Over 35 cities, including Los Angeles (RSO: 1-4% CPI-based), Santa Monica, and emerging ones like Santa Barbara (temporary freeze into 2026), impose tighter caps. San Leandro advances strict limits. Proposition 33 failed in 2024, preserving Costa-Hawkins limits on local rent control for single-family homes and vacancy decontrol.
Tenant Rights Tips
Demand written notices of AB 1482 protections and exemptions; report excessive hikes to local agencies like San Francisco Rent Board, though court enforcement applies. Opt into rent payment reporting to credit bureaus (AB 2747, from April 2025) for better financial history. Consult tenant unions or attorneys for disputes, as penalties include up to triple damages for violations. Stay informed on regional CPI updates via official sources.
SOURCES :
- https://marinacciolaw.com/new-california-rent-laws-2026/
- https://californiatoday.com/news/housing/california-rent-cap-updates-for-2025-2026-what-tenants-need-to-know/
