El 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.
El Segundo means "the second." The town grew up around Standard Oil's second refinery in California, and it still runs like a small town with its own schools and its own way of doing things.
On rent, though, El Segundo has no local rent control, no local just cause ordinance, and no rent registry. The state's Tenant Protection Act (AB 1482) is the rule.
But "state law only" still means a lot of law. Here are the state rules El Segundo owners forget about.
The rent cap in one paragraph
5% plus regional CPI, never more than 10%. For increases effective August 1, 2026 through July 31, 2027, the maximum in LA County is 8.7%. Just cause applies once tenants have been in place 12 months, and a no-fault termination requires one month's rent in relocation. We covered the details in Episode 1.
1. The 15-year exemption expires
AB 1482 doesn't cover housing that received its certificate of occupancy within the previous 15 years. That's a rolling window, not a permanent exemption.
A building finished in 2012 comes under the rent cap in 2027. If you bought newer construction partly because it was exempt, find the certificate of occupancy date and put the rollover date on your calendar.
2. Security deposits: one month (AB 12)
Since July 1, 2024, the maximum security deposit is one month's rent, furnished or unfurnished.
Small landlord exception: If the owner is a natural person, a family trust, or an LLC whose members are all natural persons, and owns no more than two residential rental properties with no more than four units total, the owner can still collect up to two months' rent.
That exception doesn't apply if the tenant is a service member. For service members, the cap is one month regardless.
3. Photos before deductions (AB 2801)
• Since April 1, 2025, landlords must photograph the unit at move-out and after repairs or cleaning, before taking deductions from the deposit.
• For tenancies beginning on or after July 1, 2025, landlords must also photograph the unit at move-in.
Without photos, deposit deductions are much harder to defend.
4. A stove and a refrigerator (AB 628)
Since January 1, 2026, a working stove and refrigerator are part of California's habitability requirements. That applies to new leases and to existing tenancies when the terms change, including a rent increase.
A tenant can agree in the lease to provide their own refrigerator, but they keep the right to ask the landlord to provide one with 30 days' written notice. Think twice before you dispose of the unit's old fridge.
Your El Segundo checklist
• Find your building's certificate of occupancy date and its 15-year rollover date.
• Cap deposits at one month unless you qualify for the small landlord exception, and never more than one month for service members.
• Photograph at move-in, at move-out, and after repairs or cleaning.
• Provide a working stove and refrigerator in every unit.
• Keep increases at 8.7% or less through July 31, 2027.
Next up
When someone tells you a city has no rent control, that's the beginning of the conversation, not the end. Tomorrow: Torrance.
This article and video are for general educational purposes only and are not legal, tax, or financial advice. Tony Self is a licensed California real estate broker (DRE #01906720) with Harcourts Hunter Mason Realty, not an attorney, and reading this does not create a client relationship. Rent control and eviction laws change often and vary by city and county. Figures are current as of September 2026. Consult a qualified California landlord-tenant attorney about your specific property.
Sources
• AB 1482 bill text: https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200AB1482
• CAA, new law limiting security deposits (AB 12): https://caanet.org/new-law-limiting-security-deposits-now-in-effect/
• AB 2801 bill text: https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202320240AB2801
• AAGLA, AB 2801 reminder, effective July 1: https://members.aagla.org/news/reminder-ab-2801---new-security-deposit-requirement-effective-july-1st
• AB 628 bill text: https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=202520260AB628
Questions about how this affects your rental?
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