Assembly Bill 1482 (the Tenant Protection Act of 2019) established the first statewide rent cap and just cause eviction requirements in California, effective January 1, 2020. For California real estate brokers — especially those practicing in property management, residential leasing, or investment property sales — a thorough understanding of AB 1482 is essential. Violations expose landlords to significant liability, and incorrect advice to investor clients can result in DRE disciplinary action.
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AB 1482 limits rent increases to the lesser of:
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The rent cap and just cause eviction requirements apply to multi-unit residential buildings that are at least 15 years old at the time of the proposed rent increase. Coverage is rolling — a building built in 2010 becomes covered in 2025.
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Exempt properties: 1. Single-family homes (SFH) — UNLESS owned by a corporation, REIT, or LLC where at least one member is a corporation. If an SFH is institutionally owned, AB 1482 applies AND the owner must provide an exemption notice to tenants 2. Condominiums — if sold separately and owned by individual (non-institutional) landlords 3. Buildings built after February 1, 1995 — tied to the Costa-Hawkins Rental Housing Act 4. Duplexes where the owner occupies one unit as their primary residence 5. Government subsidized housing — units where rent is restricted by another program (Section 8 project-based, LIHTC, etc.) 6. Hotels and transient occupancy — stays under 30 days
Exemption notice requirement: Landlords of exempt SFHs and condominiums must provide tenants with a written notice of exemption at lease start and before imposing above-cap increases. Failure to provide this notice may void the landlord's exemption claim.
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For covered units, landlords must have a legally recognized "just cause" to terminate a tenancy. Without just cause, a proper notice does not result in a valid eviction.
| Just Cause | Notes | |---|---| | Nonpayment of rent | Requires 3-day pay-or-quit notice first | | Material lease breach | Curable breaches require notice and opportunity to cure | | Nuisance or waste | Must substantially interfere with neighbors or damage property | | Illegal activity | Criminal activity on or near the premises | | Unauthorized subletting | Without required landlord consent | | Refusal to allow legal entry | After proper 24-hour notice | | Failure to vacate after notice | After lease term ends without renewal |
| Just Cause | Requirements | |---|---| | Owner or immediate family move-in | Owner, parent, child, grandchild, grandparent, sibling, or in-law; must actually occupy for at least 12 months | | Withdrawal from market (Ellis Act) | Permanently removes property from rental market | | Substantial rehabilitation | Requires permits; work cannot be done while tenant occupies | | Demolition | Requires permits; cannot use as pretext |
Relocation assistance for no-fault evictions: For ALL no-fault just cause evictions, the landlord must pay the tenant one month's current rent as relocation assistance, OR allow the tenant to remain rent-free for the final month. Failure to pay relocation assistance is independently actionable.
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Owner move-in evictions under AB 1482 are subject to specific requirements:
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Violations of AB 1482 expose landlords to:
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AB 1482 is a floor, not a ceiling. Local rent control ordinances that are stricter than AB 1482 are expressly preserved. Examples:
Brokers practicing in rent-controlled cities must research local ordinances — these are more protective of tenants than AB 1482 and apply to older building stock not protected by Costa-Hawkins.
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The Costa-Hawkins Act (1995) prohibits local rent control from applying to:
AB 1482 applies the same building age rule (post-1995 = exempt) and the same SFH/condo rule (individual ownership = exempt). Two statewide repeal attempts (Props 10 in 2018 and 21 in 2020) both failed, so Costa-Hawkins remains.
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Quiz Questions:
Q1. In 2026, the regional CPI change is 4.8%. Under AB 1482, what is the maximum allowable rent increase for a covered apartment building?
A) 4.8% B) 9.8% C) 10% D) 5%
Answer: B — 5% + 4.8% = 9.8%, which is less than the 10% ceiling. The maximum is 9.8%.
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Q2. A landlord owns a single-family home built in 2003 titled in an LLC with one corporate member. The landlord raises rent 15%. Under AB 1482:
A) The SFH is exempt — single-family homes are always exempt from AB 1482 B) AB 1482 applies because the LLC has a corporate member; 15% violates the rent cap C) AB 1482 does not apply — buildings built after 1995 are always exempt D) The LLC structure is irrelevant if the landlord lives on-site
Answer: B — The SFH exemption does not apply when the property is owned by an LLC with a corporate member. AB 1482 covers the property, and 15% exceeds the allowable cap.
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Q3. A landlord with a covered unit wants to evict a tenant so that the landlord's adult daughter can move in. What is required?
A) Owner/family move-in is not valid just cause under AB 1482 B) The landlord must pay one month's rent as relocation assistance; the daughter must actually move in and occupy for at least 12 months C) Owner move-in is valid just cause but no relocation assistance is required D) Owner move-in applies only if the owner personally moves in, not a family member
Answer: B — Owner/immediate family move-in is valid no-fault just cause. Relocation assistance (1 month's rent) is required. The family member must actually occupy for at least 12 months or the landlord faces triple damages.
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Q4. A landlord in Los Angeles owns a 10-unit building built in 1975. AB 1482 allows 9% but the LA RSO allows only 4%. Which applies?
A) AB 1482 — state law preempts stricter local rules B) The LA RSO — local ordinances stricter than AB 1482 are preserved; 4% governs C) The landlord may choose D) The RSO is superseded because it predates AB 1482
Answer: B — AB 1482 is a floor, not a ceiling. Stricter local ordinances are preserved. The LA RSO's 4% limit governs this building.
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Q5. An investor purchases a 6-unit building built in 2009 in 2024. Does AB 1482 apply?
A) No — post-1995 buildings are exempt under Costa-Hawkins B) No — buildings under 10 units are exempt C) Yes — as of 2024, a 2009 building is 15 years old; it is a covered multi-unit building D) Yes — but only the just cause rules apply, not the rent cap
Answer: C — A 2009 building is exactly 15 years old in 2024 and meets the coverage threshold. Both the rent cap and just cause eviction requirements of AB 1482 apply.