Patchwork of Tenant Protection Laws Creating Challenges for Southern California Housing Market

Patchwork of Tenant Protection Laws Creating Challenges for Southern California Housing Market

Southern California's approach to tenant protections has created a complex regulatory landscape that some housing providers claim is hampering efforts to address the region's housing crisis. As cities across San Diego County implement their own versions of Tenant Protection Ordinances (TPOs), landlords must navigate an increasingly complicated web of local regulations that exceed state standards.

In recent years, Chula Vista, San Diego, and Imperial Beach have all passed their own versions of Tenant Protection Ordinances, adding new requirements on top of California's existing state law, Assembly Bill 1482. According to Alan Pentico, executive director of the Southern California Rental Housing Association, these varying local regulations create a "confusing patchwork of inconsistent rules, deadlines, notices, and legal terms that vary from city to city."

The Statewide Framework

California's Assembly Bill 1482, known as the Tenant Protection Act of 2019, established statewide standards that limit annual rent increases to 5% plus the percentage change in the cost of living (or 10%, whichever is lower) and require landlords to have "just cause" to terminate tenancies. The law was intended to create uniform protections for renters across the state.

Just cause evictions under AB 1482 include reasons such as nonpayment of rent, lease violations, nuisance, criminal activity, substantial renovations, or removing a property from the rental market. The law also mandates relocation fees equal to one month's rent for no-fault evictions.

Local Ordinances Go Further

In January 2025, Imperial Beach became the third San Diego County city to adopt rules strengthening tenant protections beyond state law, following San Diego and Chula Vista. The Imperial Beach ordinance narrows the definition of "substantial remodel" to exclude "painting, decorating, floor replacement" and "other work that can be performed safely without having the residential unit vacated."

The Imperial Beach rules also require landlords to pay tenants two months' relocation expenses (one month at current rent and one month at market rate) if they evict them for "no-fault" reasons. These protections took effect in March 2025.

Notably, Imperial Beach's ordinance requires three months of relocation payments for elderly or disabled renters displaced due to substantial improvement projects, which is significantly more than the one month required by state law.

Chula Vista's Tenant Protection Ordinance, adopted in 2022, was developed in response to a widespread rise in evictions as pandemic-era protections expired. A city survey found that one in ten renters in Chula Vista reported receiving an eviction notice that year.

With rental housing making up more than 42% of available housing in Chula Vista and 44% of all Chula Vista renters paying more than 50% of their income toward housing costs, city councilmembers cited the importance of addressing community requests for assistance following reports of "No Fault" evictions and tenant harassment.

Housing Providers Push Back

The increasingly complex regulatory environment has drawn criticism from landlords and property owner associations who argue these measures are counterproductive to addressing the housing crisis.

According to Pentico, "Under San Diego's TPO, if a tenant moves out under certain conditions, housing providers could be required to track them down and offer the unit back — even five years later. That's not just unrealistic, it's unworkable."

The Southern California Rental Housing Association has created 16 new forms to help members stay compliant with the three local TPOs, including different rental agreements, exemption notices, termination forms, and disclosure addendums. Many forms require specific wording in particular font sizes or delivered in hard copy.

Mitch Thompson, who owns several units in Chula Vista, expressed concern that the new ordinance will deter landlords from making improvements to their rental properties. "It's an unneeded ordinance," he said, adding that "This increases the costs so much that virtually nobody is going to elect to fix their unit up with this ordinance."

Tenants and Advocates Support Stronger Protections

Jose Lopez, director of the San Diego Alliance of Californians for Community Empowerment (ACCE), argues that the ordinances are necessary "because of investors that are coming in, buying up properties, kicking people out and then jacking it up to market rate." He believes these protections help tenants remain in their homes while keeping housing affordable.

Gilberto Vera of the Legal Aid Society of San Diego has stated that the ordinances are tools to "prevent displacement and keep tenants who abide by their lease housed." No-fault evictions "contribute to homelessness because the people who are most vulnerable, who are being displaced are elderly tenants, disabled tenants, long-term tenants," according to Vera.

Looking Forward

While cities claim these ordinances promote fairness and stability, Pentico questions "where's the fairness in expecting landlords to operate under three different rulebooks plus state law?" He argues that when housing providers feel the deck is stacked against them, they're less likely to invest in their properties and more likely to sell, ultimately hurting renters.

In September 2024, Chula Vista Councilmember Jose Preciado asked city housing officials to meet with industry groups to discuss their concerns about the ordinance. "No specific request for change of any kind, just examination of what could be reasonable," Preciado said, indicating that the city might consider adjustments to its regulations.

As Southern California grapples with its persistent housing crisis, the debate over how best to balance tenant protections with housing development is likely to continue, with advocates on both sides seeking solutions that address the region's complex housing needs.

Sources:

1.      Pentico, Alan. Opinion: More rules and red tape won’t fix California housing crisis Times of San Diego, April 23, 2025. https://timesofsandiego.com/opinion/2025/04/23/rules-red-tape-wont-fix-california-housing-crisis/

2.      "Landlord Tenant." City of Chula Vista Official Website. https://www.chulavistaca.gov/departments/development-services/housing/rental-housing/landlord-tenant

3.      "News." City of Chula Vista Official Website. https://www.chulavistaca.gov/Home/Components/News/News/3603/17

4.      "Chula Vista's Tenant Protection Ordinance takes effect March 1." KPBS Public Media, February 21, 2023. https://www.kpbs.org/news/local/2023/02/20/chula-vistas-tenant-protection-ordinance-takes-effect-march-1st

5.      "Chula Vista will look at loosening its major tenant protection law." KPBS Public Media, September 12, 2024. https://www.kpbs.org/news/politics/2024/09/12/chula-vista-will-look-at-loosening-its-major-tenant-protection-law

6.      "Chula Vista's renter protection laws kick in today. Here's what you need to know." The San Diego Union-Tribune, March 2, 2023. https://www.sandiegouniontribune.com/communities/south-county/story/2023-02-28/chula-vistas-new-tenant-protections-law-takes-effect

7.      "Chula Vista Tenant Protection Ordinance Goes Into Effect." NBC 7 San Diego, March 2, 2023. https://www.nbcsandiego.com/news/local/chula-vista-tenant-protection-ordinance-goes-into-effect/3177793/

8.      "Imperial Beach Becomes Third San Diego County City to Protect Tenants." Voice of San Diego, January 16, 2025. https://voiceofsandiego.org/2025/01/16/imperial-beach-becomes-third-san-diego-county-city-to-protect-tenants/

9.      "Tenant protection rules in Imperial Beach take effect in March." The San Diego Union-Tribune, February 21, 2025. https://www.sandiegouniontribune.com/2025/02/21/tenant-protection-rules-in-imperial-beach-take-effect-in-march/

10.  "Imperial Beach City Council approves rent protections." inewsource, March 16, 2025. https://inewsource.org/2025/03/16/imperial-beach-rent-protection-significant-upgrades-evictions/

11.  "Bill Text - AB-1482 Tenant Protection Act of 2019: tenancy: rent caps." California Legislative Information. https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200AB1482

12.  "AB 1482: The California Tenant Protection Act of 2019." Berkeley Rent Board. https://rentboard.berkeleyca.gov/laws-regulations/state-law/ab-1482-california-tenant-protection-act-2019

13.  "Assembly Bill 1482 FAQ." Fair Housing Foundation. https://fhfca.org/assembly-bill-faq/

14.  "Legislative Update - February 20, 2025." Southern California Rental Housing Association. https://www.socalrha.org/news/legislative-update---february-20-2025

 


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