Rent Control Explained in the City of Santa Monica

Housing stability and affordability are critical in Santa Monica, where most residents are renters. The city implemented its Rent Control Charter Amendment in 1979 to address these challenges. This amendment protects tenants from excessive rent increases, unjust evictions, and other housing insecurities. These laws balance tenants’ needs for stable housing with landlords’ rights to fair returns on their properties.

Knowing Santa Monica’s rent control laws is essential whether you’re a tenant seeking to understand your protections or a landlord navigating complex regulations. This post explains vital aspects of Santa Monica rent control laws, including property eligibility, rent increase limits, tenant protections, and remedies for violations.

What Is Rent Control in Santa Monica?

Santa Monica’s Rent Control Charter Amendment was enacted to address a housing crisis stemming from low vacancy rates and skyrocketing rents. Administered by the Rent Control Board and Agency, the law serves five primary goals:

• Limiting rent increases to ensure affordability for tenants;
• Guaranteeing landlords a fair return on their properties;
• Preserving housing quality by maintaining essential services and amenities;
• Restricting grounds for eviction to specific, justifiable causes; and
• Preventing the removal of rental units from the market without due process.

Recent updates, including Ordinance No. 2776, have expanded protections to address tenant harassment, excessive rent hikes, and housing discrimination.

Which Properties Are Covered Under Santa Monica Rent Control?

Not all properties in Santa Monica fall under rent control, and coverage depends on factors like construction date, tenant history, and property use.

Fully Covered Properties

The following rental units are subject to all sections of Santa Monica’s rent control laws:

• Multi-unit buildings constructed before April 10, 1979; and
• Units with long-term tenants whose leases began before January 1, 1999 (protected under pre-Costa-Hawkins laws).

These properties must comply with rent caps, just-cause eviction requirements, and other regulations.

Partially Covered Properties

Some properties are only subject to specific aspects of Santa Monica’s rent control laws, such as just-cause eviction protections:

• Newer constructions with Certificates of Occupancy issued after 1979,
• Single-family homes and condominiums rented after 1999, and
• Government-subsidized housing, which follows separate affordability guidelines.

While these units are not subject to rent caps, landlords must adhere to eviction and anti-harassment protections.

Exempt Properties

The following are exempt from rent control in Santa Monica:

• Institutional housing, such as nursing homes or dormitories;
• Nonprofit housing developments focused on serving low-income populations; and
• Temporary accommodations in hotels or motels.

If you’re unsure about your property’s status, the Santa Monica Rent Control Agency provides resources to help determine eligibility.

How Are Rent Increases Regulated in Santa Monica?

Santa Monica rent control laws strictly regulate rent increases to ensure affordability for tenants while allowing landlords to maintain a fair return on their investments. Here’s how it works:

Maximum Allowable Rent (MAR)

The Maximum Allowable Rent (MAR) sets the rent ceiling for a controlled unit. This amount includes the base rent, typically set at the rental rate from April 10, 1978, or the initial rent for tenancies starting after 1999. Adjustments are based on annual General Adjustments (GA).

Annual General Adjustments (GA)

The Rent Control Board calculates the GA each year using 75% of the Los Angeles area’s Consumer Price Index (CPI) change. The 2024 GA, for instance, allows a 3% rent increase, capped at $76 for higher-rent units.

Landlords must meet specific conditions to apply GA increases, such as:

• Proper registration of the unit with the Rent Control Agency;
• Timely payment of annual registration fees; and
• Compliance with health, safety, and housing standards.

Landlords may request rent increases beyond the GA in specific circumstances, including:

• Capital improvements that enhance the property’s value or services, or
• Utility pass-throughs to cover rising utility costs.

These adjustments require Rent Control Board approval and must be clearly communicated to tenants.

What Tenant Protections Exist in Santa Monica?

Santa Monica’s rent control laws go beyond regulating rents; they also offer comprehensive protections to tenants.

Just Cause Eviction Protections

Under Santa Monica’s laws, landlords can only evict tenants for specific, valid reasons, such as:

• Nonpayment of rent,
• Lease violations,
• Owner or family move-ins, or
• Substantial renovations requiring the unit to be vacant.

“No-cause” evictions are prohibited, and landlords must provide proper notice and documentation to justify an eviction.

Anti-Harassment and Discrimination Protections

Recent updates, including Ordinance No. 2776, prohibit landlords from engaging in harassing or discriminatory behavior, including:

• Locking tenants out of their units,
• Refusing necessary repairs to force tenants out, or
• Retaliating against tenants for reporting code violations.

Discrimination based on housing status, such as a history of homelessness or participation in Section 8 programs, is also explicitly banned.

Relocation Assistance

Landlords must provide relocation assistance in cases of no-fault evictions, such as owner move-ins or significant renovations. The amount varies depending on the tenant’s income, age, or disability status.

How to File a Rent Control Complaint in Santa Monica

If you believe your landlord has violated Santa Monica’s rent control laws, here’s how to take action:

• Document the issue. Keep copies of lease agreements, notices, and communication with your landlord.
• File a complaint. Submit your complaint online or in person to the Rent Control Agency and include all supporting documentation.
• Attend hearings. If necessary, the agency may schedule a hearing or mediation session to resolve the dispute.

Consider hiring a tenants’ rights attorney in Santa Monica. We can strengthen your case and ensure your rights are protected.

Why Rent Control Matters in Santa Monica

Rent control is critical in maintaining housing stability and affordability in Santa Monica. Here’s why:

• Stability for renters. By capping rent increases, tenants can plan their finances and avoid displacement.
• Fair practices for landlords. Rent control laws ensure property owners receive a reasonable return while preventing exploitative practices.
• Community preservation. Regulated rents help retain the city’s diverse population, fostering a vibrant and inclusive community.

Rent control ensures tenants and landlords can navigate the rental market with clear expectations and protections. By fostering fairness and stability, these laws play a vital role in preserving the character and accessibility of Santa Monica’s housing landscape.

Protect Your Rights with Bartley Babcock

Navigating rent control laws in Santa Monica can be complex, whether you’re a tenant seeking to challenge an illegal rent increase or a landlord aiming to comply with local regulations. At the Law Office of Bartley Babcock, we focus on tenants’ rights and housing law, offering practical guidance and fierce advocacy for our clients.

With over a decade of experience and a proven track record of securing favorable outcomes, Bartley Babcock understands renters’ challenges. From filing rent control complaints to defending against unjust evictions, our team is committed to protecting your housing rights and achieving the best possible results.

Contact the Law Office of Bartley Babcock today for a consultation, and let us help you navigate Santa Monica’s rent control laws with confidence and peace of mind.