Pasadena Rent Control
The rent control and eviction protection laws in Pasadena are primarily governed by the voter-approved Pasadena Fair and Equitable Housing Charter Amendment, also known as Measure H, which went into effect on December 22, 2022.
This measure is administered by the Pasadena Rental Housing Board and its Rent Stabilization Department. The local law operates within the bounds set by California state law, specifically the Costa-Hawkins Rental Housing Act.
Covered Units: Measure H has separate provisions for Rent Control and Eviction Protections.
Rent Control
Covered: Multi-unit residential rental properties (duplex, triplex, apartment buildings, etc.) with two or more units on a lot.
Exemptions:
Units built AFTER February 1, 1995 (due to Costa-Hawkins).
Single-family homes and condominiums that are alienable separate from other dwelling units.
Subsidized units (e.g., low-income tax credit units owned by non-profits).
Eviction Protections
Covered: Almost all rental units in the city.
Exemptions:
Units in hotels/motels where the tenancy is less than 30 days.
Temporary tenancies (up to 12 months in a 36-month period) in a homeowner's primary residence, provided a written notice is given at the start of the tenancy.
Units where the tenant shares a bathroom or kitchen with the homeowner who lives in the unit as their primary residence.
RENT CONTROL AND ANNUAL GENERAL ADJUSTMENT (AGA)
Rent increases are generally limited by the Annual General Adjustment (AGA), which is set yearly by the Rental Housing Board. The AGA is calculated as 75% of the annual increase in the Consumer Price Index (CPI) for the Los Angeles—Riverside—Orange County region.
Landlords may only increase the rent once in any 12-month period.
Landlords cannot "bank" or accumulate unused rent increases from past years to impose in a later year.
For tenancies commencing on or before May 17, 2021, the Base Rent is the rent in effect on that date. Landlords who increased rent beyond the legal limits between May 17, 2021, and December 22, 2022, were required to "roll back" the rent.
EVICTION PROTECTIONS ("JUST CAUSE")
Measure H provides "just cause" eviction protections, meaning a landlord must have one of the valid reasons listed in the ordinance to terminate a tenancy.
At-Fault Just Causes include:
Non-payment of rent.
Breach of a material term of the lease.
Nuisance.
Using the unit for an illegal purpose.
Refusal to give a landlord access for lawful entry (e.g., repairs).
No-Fault Just Causes (which require payment of relocation assistance to the tenant) include:
Owner or qualified relative move-in (subject to specific rules and a 36-consecutive-month occupancy requirement).
Permanent withdrawal of the unit from the rental market (Ellis Act).
Necessary and substantial repairs that require the unit to be temporarily vacated.
Compliance with a government order to vacate.
Fair Return and Petitions
Fair Return: Landlords have a constitutional right to a fair return on their investment. Measure H allows a landlord to file a Petition for Upward Adjustment of Rent if they can demonstrate that the Annual General Adjustment does not allow them to maintain the net operating income (NOI) produced by the property in the base year, subject to inflationary adjustments.
Tenant Petitions: Tenants can also file petitions, for example, for a Downward Adjustment of Rent if the landlord has failed to maintain a habitable premises or has decreased housing services.
Peregrine Legal Group, PC, represents tenants throughout Pasadena. Contact us to schedule a consultation.
City Website: https://www.cityofpasadena.net/rent-stabilization/rent-control-overview/
Disclaimer: This information is for general knowledge only and is not legal advice. For specific legal issues, you should consult with a qualified attorney or contact the Pasadena Rent Stabilization Department.