California’s statewide rent cap (Civ. Code § 1947.12) limits most annual rent increases to 5% plus the regional change in the Consumer Price Index (CPI), and never more than 10%, measured from the lowest rent charged in the prior 12 months. The companion just-cause law (Civ. Code § 1946.2) requires a stated legal reason to end most tenancies once a tenant has lived there 12 months. Many properties are exempt, and stricter local rules or emergency price caps may apply instead.
What is AB 1482 and which rentals does it cover?
AB 1482, the Tenant Protection Act of 2019, created two statewide rules that began on January 1, 2020: a limit on how much rent can go up in a 12-month period and a requirement of “just cause” to terminate longer tenancies. Both rules are now in the Civil Code (§ 1947.12 for rent, § 1946.2 for just cause) and are scheduled to end on January 1, 2030 unless extended.
The rules apply to most residential rentals unless an exemption fits (see below). Applying them is not a matter of choice or contract: tenants cannot waive just-cause rights, and a lease clause that tries to override the cap does not work.
A city or county rent-control or just-cause ordinance may apply instead of AB 1482. If your property is in one of those places, start with the local rent board. The Attorney General’s rent-cap page is a good starting point.
How do I calculate the maximum rent increase?
The maximum is the lesser of (a) 5% plus the percentage change in the cost of living, or (b) 10%. “Cost of living” means the CPI change for your metro area (or the statewide figure if your area isn’t covered) over the 12 months ending in April, rounded to the nearest tenth of a percent. Under § 1947.12(g), the CPI window depends on the date the increase takes effect:
- Increases effective on or after August 1 of a year use the CPI change from April (March for bi-monthly indexes) of that year compared with the year before.
- Increases effective before August 1 use the change for the prior year.
The percentage is applied to the lowest gross monthly rent charged at any time in the 12 months before the increase takes effect. Owners may also not give more than two increases to the same tenant in any 12-month period (§ 1947.12(a)(2)).
What are the current CPI regions and caps?
The Attorney General publishes the maximum increase for each region. The table shows the figures we currently use in the Maximum Rent Increase Wizard:
| CPI region | Effective Aug 1, 2025 – Jul 31, 2026 | Effective Aug 1, 2026 – Jul 31, 2027 | ||
|---|---|---|---|---|
| CPI | Max | CPI | Max | |
| Los Angeles–Long Beach–Anaheim (Los Angeles & Orange counties) | 3.0% | 8.0% | 3.7% | 8.7% |
| Riverside–San Bernardino–Ontario (Riverside & San Bernardino counties) | 2.5% | 7.5% | 3.1% | 8.1% |
| San Diego–Carlsbad (San Diego County) | 3.8% | 8.8% | 3.2% | 8.2% |
| San Francisco–Oakland–Hayward (Alameda, Contra Costa, Marin, San Francisco & San Mateo counties) | 1.3% | 6.3% | 3.8% | 8.8% |
| All other California counties — California CPI-U (Dept. of Industrial Relations) | 2.7% | 7.7% | 3.6% | 8.6% |
Example: San Diego County, current rent $2,000, increase effective after August 1, 2026 → 5% + 3.2% = 8.2%, so the new rent can be up to $2,000 × 1.082 = $2,164.00. Source: Attorney General rent-cap chart. CPI changes are derived from the published maximums by subtracting 5 points; only the San Diego figure has been cross-checked against the Bureau of Labor Statistics release; confirm the other regions before relying on them. Counties outside the listed metro areas use the statewide figure.
During a declared state of emergency, Penal Code § 396 generally limits rent increases to 10% over the pre-emergency rent — which can be lower than the AB 1482 maximum, and can apply even to properties that are exempt from AB 1482. The wizard checks active orders automatically. See new laws & emergency changes.
Which properties are exempt from the rent cap?
Section 1947.12(d) lists the exemptions. In plain terms, the cap does not apply to:
- Deed-restricted or subsidized affordable housing (d)(1).
- School dormitories owned and operated by a school or university (d)(2).
- Housing already under a stricter local rent-control ordinance that limits annual increases to less than the AB 1482 amount (d)(3).
- Housing with a certificate of occupancy issued in the previous 15 years (d)(4). The 15 years roll forward each year.
- Single-family homes, condos and other units that can be sold separately, if the owner is not a real estate investment trust, corporation, or LLC with a corporate member and tenants were given the exact written exemption notice (d)(5). Mobilehome park management does not qualify.
- An owner-occupied duplex where the owner lived in one unit at the start of the tenancy and still does, and neither unit is an accessory dwelling unit (ADU) or junior ADU (d)(6).
The just-cause law has its own, similar list in § 1946.2(e), including a few extras (for example, a room shared with the owner’s home). The exemption notice for single-family homes and condos must be in the rental agreement for tenancies that began or were renewed on or after July 1, 2020.
The statutory exemption statement reads: verify the exact wording against the current statute before copying it into a lease
“This property is not subject to the rent limits imposed by Section 1947.12 of the Civil Code and is not subject to the just cause requirements of Section 1946.2 of the Civil Code. This property meets the requirements of Sections 1947.12 (d)(5) and 1946.2 (e)(8) of the Civil Code and the owner is not any of the following: (1) a real estate investment trust, as defined by Section 856 of the Internal Revenue Code; (2) a corporation; or (3) a limited liability company in which at least one member is a corporation.”
Our forms page links to the official text. Exempt owners can still be subject to notice rules, local ordinances, emergency price caps and anti-discrimination law.
Are accessory dwelling units (ADUs) exempt?
A newly built ADU may fall within the “certificate of occupancy in the previous 15 years” exemption, and a separately saleable ADU (such as under a condo-style division) may fit another exemption. An ADU or junior ADU also disqualifies an owner-occupied duplex from (d)(6). Confirm how the exemptions apply to a particular ADU with an attorney; we have not found an official source that answers this in a single place
What counts as “just cause” to end a tenancy?
After a tenant has lived in a covered unit for 12 continuous months, the owner needs “just cause,” and must state it in the written termination notice (§ 1946.2(a)). If a new adult tenant is added before an existing tenant reaches 24 months, the rule applies once all tenants have 12 months, or once any tenant has 24 months.
What are at-fault reasons?
These include failure to pay rent; breach of a material lease term (after a written notice to cure, where the violation is curable); nuisance or waste; criminal activity on the property or directed at the owner or agent; unlawful subletting; refusing lawful entry; using the unit for an unlawful purpose; refusing to sign a lease renewal on similar terms; and failing to leave after giving notice or after employment ends (§ 1946.2(b)(1)). No relocation payment is owed for at-fault reasons.
What are no-fault reasons?
- Owner or family move-in for at least 12 continuous months (grandparents, parents, spouse or domestic partner, children and grandchildren qualify). The notice must name the intended occupant and their relationship, and say the tenant may ask for proof. The occupant must move in within 90 days. For leases signed on or after July 1, 2020, this reason requires the tenant’s written agreement or a lease clause permitting it.
- Withdrawing the property from the rental market.
- Complying with a government or court order (for example, to vacate for habitability reasons).
- Demolition or a substantial remodel that requires the tenant to leave for at least 30 consecutive days, with permits or a contractor agreement. Cosmetic work does not qualify.
How much relocation assistance must a landlord pay?
For no-fault terminations the owner must, regardless of the tenant’s income, either pay one month’s rent (the rent in effect when the notice was issued) within 15 calendar days of serving the notice, or waive the final month’s rent in writing before it becomes due (§ 1946.2(d)). The notice must tell the tenant about the right, and if the owner chooses to waive rent, state the amount waived and that no rent is due for the last month. Failing to comply strictly voids the notice. Assistance required by another law (for example, a local ordinance) is credited against this amount.
What do the lease and notices need to say?
- Lease or addendum notice (12-point type). Covered owners must tell tenants about the rent limit and just-cause rules, using the language in § 1946.2(f)(3), in the lease, an addendum, or a signed written notice.
- Termination notice. Must state the just cause. A notice that does not comply is void (§ 1946.2(g)). See our notice-period guide for how many days are required.
- Substantial remodel or demolition. The notice must describe the work, give the expected duration, include the permits (or, for hazardous-material abatement without a permit, the contractor agreement), and include the statutory re-rent statement.
What happens if a landlord breaks these rules?
For wrongful terminations, tenants can recover actual damages, attorney’s fees (in the court’s discretion) and, for willful or malicious conduct, up to three times actual damages; the Attorney General, city attorneys and county counsel can also seek court orders (§ 1946.2(h)). The rent-cap section has its own remedies in § 1947.12(k), including up to three times damages for willful violations.
Frequently asked questions
Does AB 1482 apply to my single-family home?
Often not. A single-family home or condo that can be sold separately is exempt only if the owner is not a REIT, corporation, or LLC with a corporate member, and the tenant was given the statutory written exemption notice. Without the notice, the property can be covered even if the owner is an individual.
Can I raise the rent twice in the same year?
Yes, but no more than two increases in any 12-month period for the same tenant, and the combined result must stay within the 5% + CPI / 10% limit measured from the lowest rent charged in the prior 12 months.
Do I owe relocation assistance if I end the tenancy for non-payment of rent?
No. Relocation assistance (one month’s rent or a waived final month) applies to no-fault terminations. Non-payment is an at-fault reason, but you must still state the cause and follow the notice rules.
Does the cap limit the rent I can charge a new tenant?
The cap limits increases for a tenant who stays. When a unit becomes vacant under the circumstances the statute describes, the owner generally may set the starting rent for the next tenancy. Local ordinances and emergency price-gouging rules can still limit that rent.
Is the cap going away?
The statewide rent-cap and just-cause sections are written to end on January 1, 2030 unless the Legislature extends them.
Which official sources should I read?
- Civ. Code § 1947.12 (rent cap)
- Civ. Code § 1946.2 (just cause), as amended by AB 1529 effective Jan. 1, 2026
- California Attorney General — rent caps and just-cause overview and CPI chart
- Judicial Council self-help — landlord eviction information
- California Tenants guide (DRE, 2026 edition)
This guide is general information about California law as of Nov 3, 2026, and local ordinances may be stricter. Confirm with the linked sources or a qualified attorney. Read the disclaimer.