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.
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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.
Key takeaways from the video
- El Segundo has no local rent control, no just cause ordinance, and no rent registry. State law applies.
- AB 1482's 15-year new-construction exemption rolls forward. A building finished in 2012 comes under the cap in 2027.
- Since July 1, 2024, security deposits are capped at one month's rent, with a small-landlord exception of up to two months.
- Photos are required at move-out and after repairs (since April 1, 2025) and at move-in for tenancies starting July 1, 2025 or later.
- Since January 1, 2026, a working stove and refrigerator are habitability requirements for new leases and changed terms.
Chapters
- 0:00 El Segundo has no rent control
- 0:39 The second
- 0:58 The rent cap in one breath
- 1:19 1. The 15-year window
- 1:38 2. Security deposits
- 2:10 3. Photos
- 2:33 4. Stove and refrigerator
- 3:05 No rent control is not the end
Read the full transcript
El Segundo has no rent control, but if you rent out a unit there, you still have to watch your deposit, take photos, and make sure there's a stove and a refrigerator. Why? Because state law only still means a lot of law. Hi, I'm Tony Self, broker, property manager, with more than 30 years in real estate here in the South Bay.
Every day, one city, one question. Is it just the state law here, or is there more on top? Today, El Segundo. Quick history.
El Segundo means the second. The town grew up around Standard Oil's second refinery in California, and it still has a small-town feel, its own schools, its own rules on most things, but not on rent. El Segundo has no local rent control, no just cause ordinance, and no rent registry. It's just the state law.
So today, instead of repeating the rent cap, let's talk about the state rules that owners forget about. The rent cap in one breath. 5% plus inflation, never more than 10. 8.7% right now in L.A.
County through July 31, 2027. just cause after 12 months, one month's rent for a no-fault move-out. That's the part everybody knows. Now the part they don't. First, AB 1482 doesn't cover buildings that got their certificate of occupancy in the last 15 years.
But that window rolls. A building finished in 2012 comes under the rent cap in 2027. So if you bought newer construction because it was exempt, put that date on your calendar. Second, security deposits Since July 1, 2024, the maximum deposit is one month's rent, furnished or unfurnished.
There's a small landlord exemption if you're an individual or a family trust or an LLC owned by individuals. And you own no more than two rental properties with no more than four units total. Amazing. It's like a math formula.
It's crazy. You can still collect up to two months. Unless the tenant is a service member, then it's one month period. Third, photos Since April 1, 2025, you have to photograph the unit at move-out and after repairs or cleaning before you deduct anything from the deposit.
And for tenancies starting July 1, 2025 or later, you take photos at move-in too. No photos and your deductions are a lot harder to defend. Fourth, appliances Since January 1, 2026, a working stove and refrigerator are habitability requirements. That's a hard word to say.
For new leases and for existing tenancies when you change the terms like a rent increase. So if you don't have a fridge and you do a rent increase, guess what? If the tenant wants a fridge, you've got to give them a fridge. The tenant can agree in the lease to bring their own refrigerator, but they can ask for yours later with 30 days written notice.
So think twice before you haul that old one to the dump. So here's the takeaway When someone tells you a city has no rent control, and that's not the end of the conversation. It's just the beginning. So if you're in El Segundo, know your building's 15-year date.
Cap deposits at one month unless you qualify for the small landlord exemption. Photograph at move-in, at move-out, and after repairs. Stove and refrigerator in every unit. And keep increases at 8.7 or less.
So, El Segundo. Just the state law? Yes. And the state law keeps growing.
Tomorrow, Torrance I'm Tony Self, Harcourts Hunter Mason. I'm a broker, not your attorney. I will see you tomorrow.
Transcript from the video's final-cut captions. Informational only, not legal advice.
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
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