San Francisco’s Rent Ordinance is one of the most comprehensive tenant protection laws in the country. It covers a broad range of residential units, limits rent increases, requires a qualifying reason before ending a tenancy, and involves a city agency — the Rent Board — in many landlord decisions. If you own residential property in San Francisco, understanding whether and how the Ordinance applies is not optional.
Which units are covered
The Rent Ordinance covers most residential rental units in San Francisco that were first occupied before June 13, 1979 and are not otherwise exempt.
Units not covered by the Ordinance include:
- Single-family homes (if the owner lives on the property and there are fewer than two additional units, or in certain owner-occupied configurations)
- Condominiums — Costa-Hawkins exempts condos from SF rent control if the condo was separately owned on the date the tenant took possession
- Units built after June 13, 1979 (post-ordinance new construction)
- Government-subsidized housing subject to its own rent restrictions
- Units in buildings with fewer than 2 residential units in specific configurations
- Some buildings in the Tenderloin Neighborhood Development Corporation or similar below-market programs
The coverage rules are more nuanced than any summary can capture. If you are unsure whether your unit is covered, contact the SF Rent Board at sfrb.org or call their counseling line.
Annual allowable rent increase
The SF Rent Board sets the annual allowable rent increase each year. The calculation is based on 60% of the regional Consumer Price Index (CPI). In recent years, the allowable increase has ranged from 1.6% to 3.6%.
Only one increase is permitted per 12-month period, and it can only be applied on the annual anniversary of the tenancy, not at the start of each calendar year.
Banked rent increases: If you did not raise rent in prior years when you were entitled to, some of those “banked” increases may be collectible now, subject to Rent Board rules. This is a complex area — consult the Rent Board or an attorney before attempting to collect banked increases.
Check the current year’s allowable increase at sfrb.org before sending any notice.
Just-cause eviction grounds
For covered units, the landlord must have one of 16 recognized reasons to terminate a tenancy. The most commonly used include:
Fault-based grounds:
- Nonpayment of rent
- Nuisance or causing a substantial interference with other tenants’ comfort
- Material breach of the lease after notice and opportunity to cure
- Unauthorized subletting or assignment
- Unlawful use of the unit (criminal activity on the premises)
- Unapproved occupants who refuse to leave after written notice
No-fault grounds:
- Owner move-in: the landlord, spouse, domestic partner, child, or parent will occupy the unit as their principal residence
- Relative move-in: same as above for specific relatives
- Demolition or permanent removal from the rental market (Ellis Act)
- Substantial rehabilitation requiring the unit to be vacated
- Lead remediation required by a government notice
- Sale to owner-occupier (condominiums only, under specific conditions)
- Temporary capital improvement work
Each no-fault ground has detailed procedural requirements, notice periods, and often triggers relocation assistance obligations.
Relocation assistance
When you invoke a no-fault just-cause ground, you generally owe the tenant relocation assistance. The amount varies by ground and tenant circumstances (income, length of tenancy, disability, senior status). For owner move-in and Ellis Act evictions, the amounts are significant and are updated periodically by the Rent Board.
Ellis Act evictions have additional requirements: you must file a notice of intent to withdraw with the Rent Board, all units in the building must be withdrawn at the same time, and there are lengthy required notice periods for seniors and disabled tenants.
Rent Board registration
All landlords with covered units must register with the SF Rent Board. There is an annual registration fee per unit. Failure to register limits your ability to collect rent increases and can result in penalties. Check sfrb.org for the current fee schedule and registration process.
The Rent Board is also involved in petitions for above-guideline increases (for capital improvements or increased operating costs) and in tenant petitions challenging rent increases.
Costa-Hawkins and vacancy decontrol
Under California’s Costa-Hawkins Rental Housing Act, when a covered unit becomes voluntarily vacant — the tenant moves out on their own — you can reset the rent to market rate for the incoming tenant. The Rent Ordinance then applies to the new tenancy. This is often called “vacancy decontrol.”
Vacancy decontrol does NOT apply in all situations. If the tenant left due to landlord harassment, or was forced out in a way that was constructive eviction, the tenancy is not considered voluntary.
Buyout agreements
A buyout agreement is a negotiated payment from the landlord to the tenant in exchange for the tenant voluntarily vacating the unit. SF has specific rules for buyout negotiations: the landlord must disclose the tenant’s rights before negotiating, give the tenant 45 days to decide, and file a disclosure with the Rent Board. Buyouts done outside this process are void.
General information, not legal advice
SF rent control law is dense and administratively complex. For contested evictions, above-guideline increase petitions, Ellis Act procedures, or buyout negotiations, consult a California landlord attorney familiar with San Francisco.
- SF Admin. Code § 37.2(r) Coverage: residential units first occupied before June 13, 1979 View official source ↗
- SF Admin. Code § 37.3 Annual allowable rent increase: 60% of regional CPI; one increase per 12-month period View official source ↗
- SF Admin. Code § 37.9 16 just-cause grounds for eviction, with specific procedures and relocation requirements View official source ↗
- SF Admin. Code § 37.9E Buyout agreement disclosures and 45-day right to rescind View official source ↗
Frequently asked questions
Does San Francisco rent control apply to my property?
The SF Rent Ordinance covers most residential units first occupied before June 13, 1979. Single-family homes and condominiums are often exempt under Costa-Hawkins, and units built after June 1979 are not covered. Contact the SF Rent Board at sfrb.org to confirm whether your unit is covered.
How much can I raise rent on an SF rent-controlled unit?
Only by the annual allowable percentage set by the SF Rent Board each year, based on 60% of regional CPI. In recent years the allowable increase has been between 1.6% and 3.6%. Only one increase is permitted per 12-month period, on the tenant's anniversary date.
Can I evict a tenant from an SF rent-controlled unit without just cause?
No. For covered units, you must have one of 16 recognized just-cause grounds listed in SF Admin. Code § 37.9. Simply declining to renew the lease is not a valid ground.
Do I have to pay relocation assistance for a no-fault eviction in San Francisco?
Yes. Most no-fault evictions under the SF Rent Ordinance trigger relocation assistance obligations. The amount varies by the ground used, the tenant's income and length of tenancy, and whether the tenant is a senior or disabled. Check the current amounts with the Rent Board.
Can I reset the rent to market rate when a tenant moves out voluntarily?
Yes, under Costa-Hawkins vacancy decontrol. When a tenant voluntarily vacates, you can set the rent to market rate for the next tenant. The Rent Ordinance then re-applies to that new tenancy.
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