Rent Control in Pasadena, LA County and the San Gabriel Valley

Rent rules in the San Gabriel Valley come in layers. A statewide law covers most rentals. A few jurisdictions add their own, stricter rent stabilization. Several cities without rent control have added their own eviction or relocation rules. Which layers apply to a given unit depends on three things: where the property legally sits, how old it is, and what kind of property it is.

This page is a plain-English summary for owners and buyers. It is not legal advice. The rules change often, and the agencies linked below are the final word.

Which rent rules apply in each SGV jurisdiction?

Jurisdiction	Rent cap now	Which units the cap covers	Eviction rules	Where to check
State law (most SGV cities)	8.7% for increases starting Aug 1, 2026 – Jul 31, 2027 (Los Angeles area)	Most rentals except housing built within the last 15 years, qualifying single-family homes and condos with notice, and owner-occupied duplexes	Just cause after 12 months; one month's rent relocation for no-fault	CA Attorney General
Pasadena (Measure H)	2.5%, Oct 1, 2026 – Sep 30, 2027	Multi-unit rentals built before Feb 1, 1995	Just cause for nearly all rentals, including condos and single-family homes; city relocation formula	Pasadena Rent Stabilization
Unincorporated LA County (RSTPO)	1.919% general; 2.919% small landlords; 3.919% luxury units (Jul 1, 2026 – Jun 30, 2027)	Units with a certificate of occupancy on or before Feb 1, 1995	County just cause for most rentals, including single-family homes and condos, unless exempt	LA County DCBA
City of Los Angeles (RSO)	Set annually by the city	Older multi-unit rentals in the city	City just cause rules	LA Housing Department
Alhambra	State cap	State law	State just cause, plus a city relocation ordinance (three months' rent)	City of Alhambra
South Pasadena	State cap	State law	State just cause, plus a local Just Cause for Eviction Ordinance	City of South Pasadena
Arcadia, San Gabriel, Monterey Park, Temple City, San Marino, Rosemead, El Monte	State cap	State law	State law	Not on the Attorney General's list of local rent caps; check with the city

How does the statewide rent cap work?

California's Tenant Protection Act, often called AB 1482, is codified in Civil Code 1947.12 (rent cap) and Civil Code 1946.2 (just cause). Both sections remain in effect until January 1, 2030.

The cap. Over any 12-month period, rent may not rise more than 5% plus the percentage change in the cost of living, or 10%, whichever is lower. The base is the lowest rent charged in the prior 12 months, ignoring discounts or concessions the tenant accepted. A landlord may raise rent in no more than two increments over 12 months.

The inflation figure. The cost-of-living change is the April-to-April change in the regional consumer price index. Los Angeles County uses the Los Angeles-Long Beach-Anaheim index. According to the Attorney General's rent cap chart, the resulting maximum for Los Angeles and Orange counties is:

Increase takes effect	Maximum increase
Aug 1, 2025 – Jul 31, 2026	8%
Aug 1, 2026 – Jul 31, 2027	8.7%

New tenants. When a unit turns over, the landlord may set the initial rent for the new tenancy, according to the Attorney General. The cap then applies from that starting rent.

Which rentals are exempt from the state cap?

The main exemptions in Civil Code 1947.12(d):

• Newer housing. Housing issued a certificate of occupancy within the previous 15 years. This is rolling, so a building built in 2012 comes under the cap in 2027.
• Single-family homes and condos, and other property that can be sold separately, but only if the owner is not a real estate investment trust, a corporation, or an LLC with a corporate member, and the tenant has received the written exemption notice set out in the statute. For tenancies starting or renewed on or after July 1, 2020, that notice must be in the lease.
• Owner-occupied duplexes, where the owner lived in one unit when the tenancy began and still does, and neither unit is an ADU or junior ADU.
• Deed-restricted affordable housing and school or university dorms.
• Units under a stricter local rent cap. Local rent control applies instead.

The single-family exemption is the one buyers most often get wrong. If the seller never gave the notice, or holds title in a way that disqualifies it, the house may be capped today. A buyer who takes title through an LLC with a corporate member can lose the exemption too.

When does a landlord need just cause to end a tenancy?

Under Civil Code 1946.2, once a tenant has lawfully occupied a unit for 12 months, the landlord needs just cause to end the tenancy. If adult tenants are added before an existing tenant reaches 24 months, the rule applies when every tenant has 12 months or at least one has 24.

• At-fault causes include nonpayment, material lease breach, nuisance, criminal activity, unlawful use, refusal of lawful entry, and refusing to sign a similar lease renewal.
• No-fault causes are the owner or a close relative moving in for at least 12 months, withdrawing the property from the rental market, complying with a government order, or demolishing or substantially remodeling the unit.

A substantial remodel means work that requires a permit and requires the tenant to vacate for at least 30 consecutive days. Cosmetic work such as paint or flooring does not qualify. For a no-fault termination, the landlord must either pay one month's rent as relocation assistance within 15 calendar days of serving the notice, or waive the final month's rent. Getting this wrong voids the notice.

The just-cause exemptions mostly mirror the rent-cap list: housing built within 15 years, qualifying single-family homes and condos with notice, owner-occupied duplexes, and an owner-occupied house where the owner rents out no more than two units or bedrooms.

Does Pasadena have rent control?

Yes. Pasadena voters approved Measure H, the Pasadena Fair & Equitable Housing Charter Amendment, in 2022. It is Article XVIII of the City Charter, and it is overseen by the Pasadena Rental Housing Board and administered by the city's Rent Stabilization Department.

Rent stabilization covers multi-unit rental properties built before February 1, 1995. Duplexes and triplexes count. Single-family homes, condominiums and units built after that date are exempt from the cap. One exception catches investors: according to the city's landlord FAQs, a single-family property with more than one rental unit, such as a house plus a rented guest house or ADU, may be treated as multi-family, which brings pre-1995 units under the cap.

The cap. The Annual General Adjustment is 2.5% from October 1, 2026 through September 30, 2027, adopted by the Rental Housing Board on June 18, 2026. It is 75% of the 12-month change in the Los Angeles-area consumer price index ending in March, rounded to the nearest quarter point. The prior year's figure was 2.25%. Rent may rise once every 12 months, with 30 days' written notice.

Base rent. For tenancies that began after May 17, 2021, the base rent is the tenant's initial rent. Older tenancies were rolled back to the rent in effect on May 17, 2021.

Eviction protections reach further than the rent cap. They apply to nearly all rental units in the city, including condos and single-family homes. No-fault terminations carry a city relocation payment, which is a base amount tied to tenancy length and unit size, plus a moving allowance and an extra payment for special-circumstances households. Half is due within 10 days of serving notice. The landlord must file a Notice of Intent to Terminate with the city at least 30 days before serving the tenant.

Registration. Covered units, including rented single-family homes and condos, must be registered every year. For fiscal 2026–27 the Rental Housing Fee is $236.54 per unit, due October 31, 2026, and it cannot be passed to tenants. An owner of a rent-stabilized unit who has not registered may not raise the rent.

Does LA County have rent control?

Yes, but only in unincorporated areas, meaning the parts of the county that are not inside any city. The county's Rent Stabilization and Tenant Protections Ordinance (RSTPO) is run by the Department of Consumer and Business Affairs (DCBA). It does not apply inside Alhambra, Arcadia, Pasadena or any other incorporated city.

Fully covered units, with both the rent cap and eviction protections, have a certificate of occupancy issued on or before February 1, 1995. Partially covered units, with eviction protections only, include most other rental units, including single-family homes and condos, unless exempt.

Period	General	Small property landlords	Luxury units
Jul 1, 2025 – Jun 30, 2026	1.930%	2.930%	3.930%
Jul 1, 2026 – Jun 30, 2027	1.919%	2.919%	3.919%

Since January 1, 2025, the general cap is 60% of the change in the consumer price index, with a maximum of 3%. Qualifying small property landlords may add 1% and must file an annual self-certification with DCBA. Owners of luxury units may add 2%. Owners register units and pay annual fees through the county's rent registry.

The ordinance's just-cause list is similar to the state's. For nonpayment, the past-due amount must exceed a threshold: one month of fair market rent for the unit, rising to two months effective April 16, 2026.

Is my property in an unincorporated area?

Not always obvious. Mailing addresses follow post office boundaries, not city limits. In Kelvin's review of recent sales, homes with a "Pasadena" address in the 91107 ZIP include unincorporated East Pasadena and Chapman Woods, and "San Gabriel" addresses in 91775 include unincorporated East San Gabriel. DCBA suggests two checks: the Registrar-Recorder's District Map Look Up by Address, and the LA County Rent Registry, where you can search an address or parcel number for coverage.

What about the City of Los Angeles?

The City of Los Angeles has its own Rent Stabilization Ordinance, run by the Los Angeles Housing Department, and it is on the Attorney General's list of local rent caps. It matters to San Gabriel Valley investors who also buy west of the valley, inside Los Angeles city limits. Confirm coverage, the current allowable increase and registration directly with the Housing Department.

Does Alhambra have rent control?

No local rent cap. Alhambra is not on the Attorney General's list of jurisdictions with local rent caps, and rent increases there follow state law. Alhambra did adopt a Residential Tenant Protection Ordinance (O2M26-4861) on July 27, 2026, effective September 6, 2026. For qualifying no-fault evictions, it raises relocation assistance to three months' rent, or a waiver of the last three months, at the owner's option. It generally applies to properties already covered by the state law and, except for demolition or substantial remodel, does not apply to properties with four or fewer units. The city says it does not change the state rent cap or just-cause rules.

What about South Pasadena, Arcadia and the rest of the SGV?

• South Pasadena has no local rent cap on its tenant protections guidance, but it does have a local Just Cause for Eviction Ordinance. Check the city's Housing Division before serving any notice.
• Arcadia, San Gabriel, Monterey Park, Temple City, San Marino, Rosemead and El Monte are not on the Attorney General's list of local rent caps as of October 2026, so the state cap is the operative limit. Cities can and do adopt relocation or just-cause rules without a rent cap, as Alhambra did in 2026, so check with the city before relying on state law alone.
• Baldwin Park and Pomona, farther east in Los Angeles County, are on the Attorney General's list and have their own local caps.

Why this matters for most SGV rental property

The age cutoffs in these laws catch most of the valley's housing. Across homes that sold between October 2025 and September 2026, the median year built was well before 1995 in every city Kelvin tracks:

City (mailing address)	Homes sold	Median year built	Local rent cap?
Pasadena	1,090	1953	Yes (Measure H)
Arcadia	473	1974	No
Monterey Park	288	1961	No
Alhambra	268	1952	No
El Monte	262	1981	No
San Gabriel	237	1948	No
Temple City	170	1957	No
Rosemead	166	1960	No
South Pasadena	133	1941	No
San Marino	106	1940	No

"No" means the city is not on the Attorney General's local rent cap list; state law and any unincorporated county pockets still apply.

What should a buyer check before closing on a rental?

1. Jurisdiction. City, unincorporated county, or City of Los Angeles. Don't rely on the mailing address.
2. Certificate of occupancy date. It decides the state 15-year exemption and the 1995 cutoffs in Pasadena and the county.
3. Exemption notice. For a house or condo claimed exempt, ask for the signed lease showing the statutory notice, and check how the seller holds title.
4. Rent history. Each tenant's move-in date, current rent, and the date and size of every increase. An increase over the cap may be unlawful.
5. Registration. In Pasadena and unincorporated county areas, confirm the units are registered and fees are paid.
6. Pending notices. Any termination or relocation already in progress.

Frequently asked questions

What is the maximum rent increase in Los Angeles County in 2026?

It depends on the unit. For most rentals under state law, the maximum is 8.7% for increases taking effect between August 1, 2026 and July 31, 2027. Covered units in unincorporated county areas are capped at 1.919% for most landlords from July 1, 2026 to June 30, 2027. Pasadena's covered units are capped at 2.5% from October 1, 2026.

Is a single-family home exempt from rent control in California?

Often, but not automatically. Under state law it is exempt only if the owner is not a REIT, a corporation, or an LLC with a corporate member, and the tenant received the required written notice. In Pasadena, single-family homes are exempt from the rent cap but not from eviction protections or registration.

When does AB 1482 expire?

Civil Code 1947.12 and 1946.2 both remain in effect until January 1, 2030, unless the Legislature changes that.

Can a landlord raise rent to market when a tenant moves out?

Under state law, yes. The landlord may set the initial rent for a new tenancy, and the cap applies from there. In Pasadena, a tenancy that began after May 17, 2021 uses the tenant's initial rent as its base rent.

Sources

• California Civil Code § 1947.12 (rent cap)
• California Civil Code § 1946.2 (just cause)
• California Attorney General: Landlord-tenant issues
• California Attorney General: Rent caps
• City of Pasadena: Rent stabilization overview
• City of Pasadena: FAQs for landlords
• City of Pasadena: 2.5% Annual General Adjustment for 2026–2027
• City of Pasadena: Rental Registry
• LA County DCBA: Rent Stabilization Program
• LA County Rent Registry
• City of Alhambra: Residential Tenant Protection Ordinance
• City of South Pasadena: Guidance on tenant protections and rent regulations
• Housing-age figures: Kelvin Huang's analysis of closed residential sales, October 2025 – September 2026