Hunter Mason Realty Property Management
Rent control changes, eviction rules, and market updates for LA County rental owners, written by the team that manages and owns income property here.
Lomita has no local rent control today, but in 2019 it passed an emergency ordinance to stop renovation evictions. Here's what applies to Lomita landlords now, including the SB 567 remodel rules.
Read moreCarson apartments follow AB 1482, but Carson mobilehome parks have had space rent control since 1979, and neighboring West Carson is unincorporated County. Here's what Carson owners need to know.
Read moreGardena has no rent control, but rent increases over 5% must include notice of the tenant's right to city rent mediation. Here's what Gardena landlords need to know in 2026.
Read moreHermosa Beach has no local rent control, but a 2026 court ruling upended its short-term rental ban. Here's what applies to long-term, short-term, and 30-plus-day rentals in Hermosa Beach.
Read moreThe signing deadline has passed and Sacramento is done for the year. Seven new HOA laws, four for landlords and owners, and two vetoes worth knowing about. Most of it starts January 1, 2027.
Read moreManhattan Beach has no local rent control, so AB 1482 governs even $6,000 rentals. Here's the rent cap math, the entity trap for single-family exemptions, and the short-term rental rules near the beach.
Read moreLong Beach has no local rent cap, but its own just cause ordinance raises relocation for demolition and substantial remodel to the greater of $4,500 or two months' rent. Here's what Long Beach landlords need to know.
Read moreRedondo Beach has no local rent control, but duplexes and ADUs make AB 1482's exemptions tricky. Here's how owner occupancy, ADUs, and the 15-year rule affect Redondo Beach landlords.
Read moreThe City of Torrance has no local rent control, so AB 1482 governs. Here's a six-step checklist for raising rent correctly in Torrance, including the lowest-rent rule and the 2026 appliance trigger.
Read moreEvery rental in LA County is under some form of rent regulation. Which one depends on the parcel, not the mailing address. Here is each city I've covered so far, side by side, with the 2026 numbers.
Read moreEl Segundo has no local rent control, but state law still governs deposits, move-in photos, appliances, and the 15-year new construction exemption. Here's the checklist for El Segundo landlords.
Read moreHawthorne has no local rent control, so AB 1482 is the whole rulebook. Here's how just cause, owner move-in, and substantial remodel really work for Hawthorne landlords in 2026.
Read moreYour address says Torrance, but your rental may be in unincorporated LA County, where rent increases are capped at 1.919% through June 2027. Here's how to check any parcel in two minutes.
Read moreInglewood landlords must register every unit by October 1, cap increases at 8.8% (4 units or fewer) or 3.8% (5+), and pay relocation starting at 3x rent. Here's what goes on top of AB 1482.
Read moreCalifornia's statewide rent cap is 8.7% in LA and Orange Counties through July 2027. Here's what AB 1482 covers, who's exempt, and the notice mistake that costs income property owners their exemption.
Read moreThe Legislature adjourned August 31 and the Governor has until September 30 to act. Five bills on his desk change how you evict, how you advertise pets, what your HOA can block, what you can build on your lot, and whether your carrier can walk. Here is what each one does to an income property owner, in plain terms.
Read moreAB 1684 passed the Assembly 74-0 and the Senate 38-0. It was enrolled and presented to the Governor on August 27. Zero opposition. When signed, every HOA in California with a cooling restriction on the books is out of compliance. Here is what boards, managers, and owners need to know.
Read moreCalifornia's statewide rent cap repeals itself on January 1, 2030. The study that is supposed to tell the Legislature whether it worked is due on or before that same date. If you own rental property in this state, that scheduling is the whole story.
Read moreSB 1160 would put California eviction filings into a public spreadsheet broken out by ZIP code. It would also have started in 2028, until an amendment last week pushed every date back five years.
Read moreA California HOA cannot block an owner from installing solar or an EV charger. A bill pending in Sacramento would add cooling systems to that list.
Read moreAB 2025 would extend California's altered-image disclosure rule to rental listings for leases longer than a year. A meaningfully edited photo would need a disclosure, with the unaltered original available alongside it. Start keeping your originals now.
Read moreArgentina passed a sweeping rent control law in 2020 and repealed it at the end of 2023. Rental listings in Buenos Aires jumped more than 170 percent and inflation-adjusted rents fell about 40 percent. New York is running the same experiment in slow motion, and Los Angeles is early in the same sequence.
Read moreOn February 10, 2026, the LA County Board of Supervisors declined to take up a proposal that would have raised the eviction protection threshold from one month to three months of fair market rent countywide. Only Supervisor Horvath supported it and nobody seconded, so the one-month threshold in unincorporated areas stays in place.
Read moreSouthern California rents grew moderately in 2025, with vacancy around 5% and tenants more price-sensitive than before. Going into 2026, the Inland Empire looks more attractive on affordability and demand, while rising operating costs and rent control are the main pressure on landlords.
Read moreIn October 2025, Los Angeles County declared a state of emergency over financial distress among tenants, with eviction moratorium talks expected next. Here's what I told owners to do right away: review the rent roll, document every tenant conversation, and check how long your reserves will carry you.
Read moreThe City of Los Angeles Just Cause Ordinance protects tenants after six months, not the 12 months under state law, and it covers nearly every rental, including single-family homes, condos and ADUs. A rent increase of 10% or more in 12 months counts as economic displacement, and the tenant can claim relocation assistance of roughly $10,000 to $30,000.
Read moreIn California, turning down an applicant only because they use a Section 8 voucher is source of income discrimination under Government Code 12955. Scammers posing as renters or attorneys call and ask "Do you accept Section 8?" and use a no to set up a demand. The safe answer is yes, then screen every applicant by the same standards.
Read moreAs of August 2025, Los Angeles County was considering an ordinance that would set a maximum indoor temperature of 82°F for rental units. It would not require landlords to install air conditioning, and tenants would have the right to use portable cooling devices.
Read moreSince August 20, 2025, the Los Angeles Right to Counsel ordinance requires landlords to give every tenant a Notice of Right to Counsel at the start of the tenancy, include it with every eviction notice, and post it in a common area. Skip it and the tenant may have a defense in an eviction case.
Read moreFor August 2025, the AB 1482 rent cap was 8.0% in Los Angeles and Orange Counties, 8.8% in San Diego County, and 7.5% in Riverside and San Bernardino. Those are the 2025 figures. The cap resets every August 1, and the current number for LA County is 8.7%.
Read moreSB 436, the 2025 California bill that would have stretched the pay-or-quit notice for unpaid rent from 3 days to 14, was defeated. The three-day notice is still the rule.
Read moreIn Eshagian v. Cepeda, a California court threw out a three-day notice because it didn't say when the notice period started, when it ended, or when it was served. If your form doesn't show those dates clearly, update it before you serve another one.
Read moreAs of March 2025, HUD's $5 billion Emergency Housing Voucher program was running out of money earlier than expected, which could affect about 15,000 California households. If you have EHV tenants, plan for interrupted rent payments and review your exposure now.
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