AB 1482 — the rent cap framework

In effect: January 1, 2020, extended through at least January 1, 2030. Limits annual rent increases on most residential units in California.

The formula
5% + local CPI, capped at 10% in any rolling 12-month window. Full AB 1482 page →

Who is covered:

  • Single-family rentals owned by corporations or LLCs
  • Multi-unit buildings 15+ years old
  • Condos not separately owned

Who is exempt:

  • Single-family homes owned by individual landlords (with proper lease notice)
  • Condos and townhomes separately sold to individual owners
  • New construction (less than 15 years old)
  • Properties under local rent control (LA City, Santa Ana RSO, etc.)
OC owners: Santa Ana is stricter
Santa Ana has its own Rent Stabilization Ordinance. Pre-1995 multi-units within city limits are capped at 3% (80% of CPI ceiling 3%) — well below the AB 1482 number in normal years. Plus a Rent Registry filing.
10% Max increase in any 12 months
30 days Written notice required
90 days Notice if increase > 10%

SB 567 — the just-cause overhaul

In effect: April 1, 2024. Bolted teeth onto AB 1482's no-fault eviction grounds.

  • Owner move-in: occupancy within 90 days of vacancy, at least 12 months of primary residence.
  • Miss either: actual damages or $10,000 per tenant, whichever is greater, plus attorney's fees.
  • Substantial remodel: real building permit required, work that can't be done with the unit occupied. Cosmetic refresh doesn't qualify.
  • Relocation: minimum one month's rent on every no-fault termination, tendered at or before service.
OC's highest-litigation eviction area
OMI lawsuits are the leading source of tenant-side litigation against OC landlords. Plaintiff's-side firms file public-records checks at day 60 and drive-by at day 91. Don't serve OMI unless you're certain the qualifying person stays a full year.

Full eviction rules page →

AB 12 — the one-month deposit cap

In effect: July 1, 2024. Cut California security deposits from two months (unfurnished) / three months (furnished) down to one for most landlords.

The number
Maximum security deposit is one month's rent, furnished or unfurnished. Full deposit page →

Small-landlord exception: natural person owning two properties or fewer with four total units or fewer can still collect up to two months. LLCs and corporations don't qualify regardless of size.

Surrounding rules:

  • 21 days to return the deposit (or itemized statement plus balance) after tenant vacates.
  • Itemized written statement with attached invoices for all deductions.
  • No deduction for normal wear and tear.
  • "Pet deposits" aggregate against the same §1950.5 cap.
Collected over the cap after July 1, 2024?
Refund the excess now, document the corrected ledger. Pre-AB-12 leases are generally grandfathered until material change. Talk to counsel on any pre-July-2024 tenancy where the over-cap amount is significant.

Habitability — §1941.1's nine standards

Civil Code §1941 puts a non-waivable duty on the landlord to maintain habitable condition. §1941.1 lists the nine standards. AB 628 (Jan 1, 2026) added a working stove and refrigerator to the list.

Minimum standards:

  • Weatherproofing — roof and exterior
  • Plumbing, gas, heat, electrical in working order
  • Hot and cold running water
  • Sanitary and pest-free condition
  • Working deadbolt on the main entry door; operable locks on ground-level windows
  • Working smoke alarms in every sleeping area
  • Carbon monoxide detectors on every level with a fuel appliance
  • Adequate trash receptacles
  • Working stove and refrigerator (added by AB 628, Jan 1, 2026)

Repair-and-deduct under §1942: after written notice and a reasonable cure window, the tenant can arrange the fix themselves and deduct up to one month's rent — twice per 12 months. Full habitability page →

Evictions — notices and the UD timeline

3-day notices (at-fault):

  • Pay or Quit — unpaid rent. Exact amount, payment address, accepted hours.
  • Cure or Quit — fixable lease violation.
  • Unconditional Quit — criminal activity, severe nuisance, material damage.

30 / 60-day notices (no-fault): 30 days if tenant under 12 months in place, 60 days at 12+ months. On AB 1482-covered units, the notice also needs a statutory just cause and (for no-fault grounds) relocation paid at-or-before service.

UD timeline (OC, 2026): uncontested 5–9 weeks from notice to sheriff lockout. Contested 3–6 months. AB 2347 (Jan 1, 2025) extended the tenant's response window from 5 to 10 court days, adding roughly a week to even the cleanest cases. Full eviction rules page →

Mandatory disclosures at lease signing

  • Megan's Law notice — Civil Code §2079.10a, every lease, exact statutory language
  • Lead-based paint — properties built before 1978 (federal)
  • Bedbug disclosure — §1954.603, written info to every new tenant
  • Flood zone disclosure — Gov. Code §8589.45, effective July 2024
  • Mold disclosure — Health & Safety §26147, if known
  • AB 1482 exemption notice — required to claim the exemption on single-family / condo rentals owned by a natural person
  • Pest control — H&S §26140, if treated in the past year
  • Smoking policy — Civil Code §1947.5

Full disclosure checklist →

Fair housing — FEHA's protected classes

Federal law lists seven protected classes. California stacks at least eleven more under FEHA.

Covered classes include: race, color, religion, sex, national origin, ancestry, disability, medical condition, genetic information, marital status, familial status, sexual orientation, gender identity, gender expression, source of income (Section 8 and all government assistance), military/veteran status, immigration status, primary language.

Source of income — the most-cited violation
SB 329 made Section 8 vouchers a protected source of income as of January 1, 2020. "No Section 8" in a listing is a standalone violation regardless of whether a voucher holder ever applied. Penalties start at $10,000 first violation, $25,000 second, $50,000 subsequent — plus uncapped emotional distress damages in civil court. Full fair housing page →

How NGC handles all of this

  • Lease templates updated annually with every current disclosure baked in.
  • Rent increase notices automated — per-unit CPI math, correct 30- or 90-day window, on time every spring.
  • Eviction coordination with the OC UD attorneys who do this for a living.
  • Deposit accounting — per-unit ledger, 21-day countdown, itemized statements with attached invoices.
  • Fair housing screening — written criteria, uniform application, documented decisions, annual staff training.
Free compliance review
Self-managing right now? Free audit of your lease, disclosures, deposit ledger, and screening process against current California law.

Request the free review →