What is a Rent Board?
A Rent Board (also called Rent Stabilization Board or Rent Adjustment Program) is a local government agency that enforces rent control laws. These agencies provide free or low-cost dispute resolution services for tenants and landlords in rent-controlled units.
What Rent Boards Can Do
- Order Rent Reductions: If your unit has habitability problems, the Rent Board can reduce your rent until repairs are made
- Require Repairs: Boards can order landlords to fix maintenance issues and certify completion
- Reverse Illegal Rent Increases: If your landlord raised rent improperly, the Board can order a rollback and refund
- Award Relocation Payments: For no-fault evictions, Boards ensure tenants receive required relocation assistance
- Enforce Just Cause Eviction: Review eviction notices to ensure they comply with local law
- Mediate Disputes: Help landlords and tenants reach agreements without formal hearings
Why Use the Rent Board Instead of Court?
Rent Board Advantages
- FREE filing (most cities) or very low cost
- No attorney required
- Faster resolution (weeks vs. months)
- Staff can help you understand your rights
- Hearing officers are rent law experts
- Decisions are legally binding
When You May Need Court Instead
- Your unit is NOT covered by rent control
- You're seeking monetary damages beyond rent
- Landlord has already filed eviction lawsuit
- Complex legal issues involved
- AB 1482 violations (no administrative agency)
Cities with Rent Boards in California
California has numerous cities with rent control ordinances enforced by local rent boards or housing departments. Here are the major rent boards with contact information and filing links.
Major California Rent Boards
🌉 San Francisco Rent Board
One of the strongest rent control programs in California. Covers buildings with 2+ units built before June 13, 1979.
Address: 25 Van Ness Ave, Suite 320, SF 94102
Filing: Online, mail, or in-person
Fee: $65 (waiver available)
🌞 Los Angeles Housing Dept (LAHD)
Covers approximately 650,000+ units built before October 1, 1978 under the Rent Stabilization Ordinance (RSO).
Address: 1200 W. 7th Street, LA 90017
ZIMAS Lookup: zimas.lacity.org
Fee: Free
🌳 Oakland Rent Adjustment Program (RAP)
Covers units built before January 1, 1983. Strong just cause eviction protections apply to most Oakland rentals.
Email: RAP@oaklandca.gov
Address: 250 Frank Ogawa Plaza, Suite 5313
Fee: Varies by petition type
🎓 Berkeley Rent Stabilization Board
Covers residential units built before June 1980. Known for strong tenant protections and active enforcement.
Email: rent@berkeleyca.gov
Address: 2125 Milvia Street, Berkeley 94704
Fee: Free for most tenant petitions
💻 San Jose Rent Stabilization
Covers apartments with 3+ units built before September 7, 1979. 5% annual rent cap. Combined with AB 1482 for broader coverage.
sanjoseca.gov/rent-stabilization
Email: rent.stabilization@sanjoseca.gov
Address: 200 E. Santa Clara St, SJ 95113
Fee: Free
🌊 Santa Monica Rent Control Board
One of the oldest and strongest rent control programs. Covers units built before April 10, 1979.
Email: rent@smgov.net
Address: 1685 Main St, Room 202, SM 90401
Fee: Free for tenant petitions
🌈 West Hollywood Rent Stabilization
Covers most residential rentals built before July 1, 1979. Strong protections for this predominantly renter city.
Email: rentstabilization@weho.org
Address: 8300 Santa Monica Blvd, WeHo 90069
Fee: Free
Complete List of California Cities with Rent Control
The following California cities have local rent control ordinances (in addition to statewide AB 1482 protections):
- Alameda
- Baldwin Park
- Bell Gardens
- Berkeley
- Beverly Hills
- Culver City
- East Palo Alto
- Emeryville
- Fremont
- Gardena
- Glendale
- Hayward
- Inglewood
- Los Angeles
- Los Gatos
- Maywood
- Mountain View
- Oakland
- Palm Springs
- Pasadena
- Pomona
- Richmond
- San Diego (mobile homes)
- San Francisco
- San Jose
- Santa Ana
- Santa Monica
- Thousand Oaks
- Union City
- West Hollywood
Types of Rent Board Petitions
Rent Boards handle various types of petitions from both tenants and landlords. Understanding which petition type fits your situation is the first step to getting help.
Tenant Petition Types
1. Rent Decrease Petition (Habitability)
File this when your unit has serious maintenance problems that affect livability. The Rent Board can reduce your rent until repairs are completed.
- Mold, water leaks, or flooding
- No heat or hot water
- Pest infestations
- Broken appliances (if included in rent)
- Security issues (broken locks, doors)
- Plumbing or electrical problems
Typical outcome: 5-50% rent reduction depending on severity
2. Illegal Rent Increase Petition
File this if your landlord raised your rent more than allowed by law, didn't give proper notice, or increased rent more than once per year.
- Rent increase exceeds annual allowable amount
- Insufficient notice given (requires 30-90 days)
- More than one increase in 12 months
- Increase during COVID protections (if applicable)
- No proper calculation shown
Typical outcome: Rent rolled back + refund of overpayment
3. Decreased Housing Services Petition
File when the landlord removes services that were included when you moved in without reducing rent.
- Loss of parking space
- Removal of laundry facilities
- Loss of storage space
- Discontinued utilities (if previously included)
- Loss of amenities (pool, gym access)
Typical outcome: Rent reduction equal to value of lost service
4. Failure to Maintain Petition
Similar to habitability but focuses on landlord's ongoing failure to maintain the property in good condition.
- Ignored repair requests
- Chronic maintenance issues
- Common area deterioration
- Code violations not corrected
Typical outcome: Order to repair + possible rent reduction
5. Capital Improvement Pass-Through Dispute
Challenge landlord petitions to increase rent based on building improvements.
- Improvements don't qualify as "capital"
- Costs are inflated or fraudulent
- Work was never completed
- Tenant didn't benefit from improvement
- Calculation errors
Typical outcome: Reduced or denied pass-through
6. Eviction Protection Petition
Challenge improper eviction notices or seek protection when landlord violates eviction rules.
- Owner move-in eviction not in good faith
- Ellis Act withdrawal violations
- Improper eviction notice
- Retaliation claims
- Failure to pay relocation
Typical outcome: Eviction blocked or relocation ordered
Landlord Petition Types
Landlords can also file petitions, which tenants have the right to contest:
- Capital Improvement Pass-Through: Request to increase rent for building improvements
- Operating Expense Increase: Request higher rent due to increased costs
- Fair Return Petition: Claim current rents don't provide fair return on investment
- Owner Move-In Eviction: Approval for owner or family member to occupy unit
- Ellis Act Withdrawal: Permission to remove units from rental market
How to File a Rent Board Petition
Step-by-Step Filing Process
Verify Your Unit is Covered
Before filing, confirm your rental unit is covered by local rent control. Check the building's construction date and whether any exemptions apply.
- Use city lookup tools (SF, LA, Oakland all have online searches)
- Call the Rent Board to verify coverage
- Check if landlord filed proper exemption notices
Document the Issue Thoroughly
Strong documentation is essential for winning your case. Start collecting evidence before you file.
- Photographs and videos with dates
- Written communications with landlord (keep copies!)
- Repair requests and landlord responses
- Rent payment records and lease agreement
- Building inspection reports
- Witness statements from neighbors if applicable
Get the Correct Petition Form
Each Rent Board has specific forms for different petition types. Using the wrong form delays your case.
- Download from Rent Board website
- Pick up in person at Rent Board office
- Request by mail or email
- Some cities offer online filing systems
Complete the Petition Form
Fill out all required sections completely and accurately. Incomplete forms get returned.
- Your contact information
- Landlord/property owner information
- Property address and unit number
- Move-in date and current rent amount
- Detailed description of your complaint
- What outcome you're requesting
Submit Your Petition
File your completed petition with all supporting documentation.
- Online: Many cities now accept electronic filing
- Mail: Send certified mail to get delivery confirmation
- In Person: Bring copies - keep one for your records
- Pay filing fee if required (request waiver if low-income)
Serve the Landlord
In most cities, the Rent Board serves your petition on the landlord. In some cases, you may need to do this yourself.
- Rent Board typically handles service
- If self-service required, use certified mail
- Keep proof of service
Required Documentation Checklist
- Current lease or rental agreement
- All rent increase notices received
- Proof of rent payments (receipts, bank statements)
- Written repair requests sent to landlord
- Landlord responses (or documentation of no response)
- Photos/videos of problems with dates
- Building inspection reports (if any)
- Medical records (if habitability affects health)
- Receipts for any out-of-pocket costs
Typical Timeline
What to Expect at Your Hearing
Rent Board hearings are administrative proceedings - less formal than court but still official. Understanding the process helps you prepare effectively.
Before the Hearing
- Review your petition: Refresh yourself on what you claimed and what evidence you submitted
- Organize your evidence: Bring copies of everything - photos, letters, receipts, lease
- Prepare a timeline: Write out key dates and events in chronological order
- Practice your statement: Know the main points you want to make
- Bring witnesses: Neighbors or others who can support your claims
- Arrive early: Give yourself time to find the room and settle in
The Hearing Process
Opening
The Hearing Officer (or Administrative Law Judge) introduces themselves, explains the process, and confirms both parties are present. They'll explain that this is an informal proceeding.
Petitioner's Presentation
As the person who filed the petition, you present your case first. Explain what happened, show your evidence, and state what outcome you're seeking. The hearing officer may ask clarifying questions.
Respondent's Presentation
The landlord (or their representative/attorney) presents their side. They may dispute your claims, offer different evidence, or explain their actions.
Questions and Rebuttal
Both parties may ask questions of each other (through the hearing officer). You'll have a chance to respond to the landlord's claims.
Closing
Each party makes brief closing remarks. The hearing officer explains when to expect a written decision (usually 2-4 weeks).
Common Hearing Outcomes
| Petition Type | Possible Outcomes |
|---|---|
| Habitability/Decreased Services | Rent reduction (5-50%), order to repair, retroactive reduction for past months |
| Illegal Rent Increase | Rent rolled back to legal amount, refund of overpayments, possible penalties |
| Capital Improvement Dispute | Pass-through denied, reduced, or approved as requested |
| Eviction Challenge | Eviction blocked, relocation payment ordered, or eviction upheld |
Tips for a Successful Hearing
- Stay calm and professional - emotions can hurt your case
- Stick to the facts - avoid personal attacks on the landlord
- Bring organized evidence - use tabs or labels for easy reference
- Answer questions directly - don't ramble or evade
- Take notes during the hearing
- Be respectful to the hearing officer
- Interrupt when others are speaking
- Bring up issues not in your petition (file separate petition if needed)
- Lie or exaggerate - it destroys your credibility
- Get into arguments with the landlord
- Ignore deadlines for submitting evidence
After the Hearing
- Written Decision: You'll receive a written decision by mail, typically within 2-4 weeks
- Appeal Rights: Either party can usually appeal within 15-30 days
- Enforcement: If landlord doesn't comply, contact the Rent Board for enforcement assistance
- Court Action: Decisions can be enforced in court if landlord refuses to comply
Rent Control Basics
AB 1482: California Statewide Rent Cap
AB 1482 (Tenant Protection Act of 2019) provides baseline protections for California renters not covered by local rent control.
AB 1482 Key Provisions
- Rent Cap: 5% + local CPI, or 10% maximum (whichever is lower)
- Just Cause: Required after 12 months of tenancy
- Relocation: One month's rent for no-fault evictions
- Notice: 30 days for increases up to 10%; 90 days for over 10%
AB 1482 Exemptions
- Properties less than 15 years old
- Single-family homes owned by individuals (with proper notice)
- Owner-occupied duplexes
- Units covered by stronger local rent control
- Affordable housing and dormitories
Local Rent Control Ordinances
Local ordinances typically offer stronger protections than AB 1482:
| City | Building Cutoff | Annual Increase | Agency |
|---|---|---|---|
| San Francisco | Before June 13, 1979 | 60% of CPI (~1.7%) | SFRB |
| Los Angeles | Before Oct 1, 1978 | 4% (2024) | LAHD |
| Oakland | Before Jan 1, 1983 | CPI (max 10%) | RAP |
| Berkeley | Before June 1980 | 65% of CPI | Rent Board |
| San Jose | Before Sept 7, 1979 | 5% cap | Housing |
| Santa Monica | Before April 10, 1979 | Board-set (3-4%) | Rent Control |
| West Hollywood | Before July 1, 1979 | CPI-based | Rent Stabilization |
Just Cause Eviction Requirements
Both AB 1482 and local ordinances require "just cause" to evict tenants. There are two categories:
At-Fault Just Causes
Tenant did something wrong - no relocation required:
- Non-payment of rent
- Breach of lease terms (after notice to cure)
- Nuisance or illegal activity
- Refusal to sign lease renewal with same terms
- Refusal to allow reasonable access
- Unauthorized subletting
No-Fault Just Causes
Not tenant's fault - RELOCATION REQUIRED:
- Owner move-in (owner or immediate family)
- Withdrawal from rental market (Ellis Act)
- Substantial remodel requiring vacancy
- Demolition
- Government order to vacate
Allowable Rent Increases
- Annual Limit: Only one rent increase per 12-month period
- Notice Required: 30 days for increases up to 10%; 90 days for larger increases
- Banking: Some cities allow landlords to "bank" unused increases for future years
- Capital Improvements: Landlords may petition for additional increases for major building improvements
- No Increase if Violations: Many cities prohibit rent increases while habitability violations exist
Emergency Remedies
Some situations require immediate action. Here's what to do in emergencies.
⚠ Habitability Emergencies
If your unit has conditions that threaten health and safety:
- No Heat in Winter: Call your local building inspection/code enforcement immediately. Document with photos.
- No Hot Water: Landlord must restore within 24-48 hours in most cities.
- Sewage Backup/Flooding: This is a health emergency - call code enforcement AND your Rent Board.
- Gas Leak: Call 911 and your gas company. Evacuate immediately.
- Electrical Hazards: Call an electrician and code enforcement. Document everything.
- Severe Mold: Get tested, see a doctor, and contact code enforcement.
Action Steps:
- Document the emergency with photos/videos and timestamps
- Notify landlord in WRITING (text/email creates record)
- Call local code enforcement/building inspection
- Contact Rent Board for expedited petition if landlord doesn't respond
- Consider "repair and deduct" if allowed under CA Civil Code 1942
🔒 Illegal Lockout
If your landlord changes locks, removes your belongings, or physically bars you from your home:
- This is ILLEGAL in California - landlords cannot self-help evict
- Call Police: Report an illegal lockout. Police can order landlord to let you back in.
- Document Everything: Photos of changed locks, missing belongings, witnesses
- Contact Rent Board: File emergency petition for illegal eviction
- Seek Legal Help: You may have a lawsuit for damages (lockout is a "forcible entry")
Your Rights: Even if you owe rent or violated lease terms, landlord MUST use court eviction process. Self-help evictions can result in penalties of $100+ per day plus actual damages.
⚡ Utility Shutoffs
If your landlord shuts off utilities to force you out:
- Illegal in California - CA Civil Code 789.3 prohibits utility shutoffs to evict
- Document: Note date/time of shutoff, take photos, get utility records
- Contact Utility Company: Verify if shutoff was landlord's action
- Call Police: This is a form of illegal eviction
- File Complaint: Rent Board and/or small claims court
Penalties for Landlord: Actual damages plus $100-$250 per day of violation. Tenant may also recover attorney fees.
Emergency Contacts
San Francisco
Code Enforcement: 311
Rent Board: (415) 252-4602
Tenant Hotline: (415) 703-8644
Los Angeles
Code Enforcement: 311 or (213) 473-3231
LAHD: (866) 557-7368
Housing Rights Center: (800) 477-5977
Oakland
Code Enforcement: (510) 238-3381
RAP: (510) 238-3721
Bay Area Legal Aid: (510) 663-4755
Need to Write a Demand Letter?
Before or instead of filing a Rent Board petition, a demand letter can often resolve issues quickly.
Landlord-Tenant TemplatesTaking It to Small Claims?
If your unit isn't rent-controlled or you need monetary damages, small claims court may be your best option.
Small Claims Guide