Is renting a room a tenancy?

Yes. A paid room with continued occupancy creates a tenancy. The standard landlord-tenant framework applies: §1946 notice, §1161 UD, habitability, fair housing. Calling it a 'room rental' instead of a 'lease' doesn't change the legal framework.

What about the Mrs. Murphy fair-housing exemption?

The federal Fair Housing Act has a limited owner-occupied small-rental exemption (Mrs. Murphy). California FEHA is generally stricter. The exemption can apply to a homeowner renting one room in their own home for some discrimination categories, but advertising restrictions and certain protected classes still apply. Don't assume blanket exemption.

What about a master-tenant renting a room?

Master tenant essentially becomes a landlord to the subtenant. Same UD procedure if subtenant must be removed. Master tenant must comply with lease, but is also entitled to enforce subtenant-room rules. Roommate agreements clarify.

What about common-area access?

Room rentals usually include common-area access (kitchen, bathroom, living room). Lease should specify which areas, hours of access, and house rules. Restrictions must be reasonable and non-discriminatory.

What about rent control?

AB 1482 covers most multi-unit buildings. Single-family with owner-occupied carve-out may apply to room rentals in owner-occupied SFRs. Local rent control varies. Don't assume room rentals are exempt; check the specific statute.

Master tenant vs sub · Owner-occupied · FEHA

Room rental. Still a tenancy.

Paid room + continued occupancy = tenancy. Standard §1946 + §1161 framework applies. FHA Mrs. Murphy exemption is limited; FEHA is stricter. Master-tenant subletting follows landlord-subtenant rules.

TL;DR

Renting a room = tenancy. Standard framework. Mrs. Murphy exemption is narrow; FEHA stricter. Master tenant subletting = landlord-subtenant rules. Specify common-area access. Rent-control treatment varies by structure.

Roommates & Co-Tenants
Evicting a Roommate

Common questions — room rental

Tenancy?

Yes; standard framework applies.

Mrs. Murphy?

Narrow; FEHA stricter than FHA.

Master-tenant sublet?

Landlord-subtenant rules.

Common-area access?

Specify in lease.

Rent control?

Varies; don't assume exemption.