SF Tenant Rights

Rent Control in San Francisco

San Francisco's Residential Rent Stabilization and Arbitration Ordinance (the "Rent Ordinance") limits how much landlords can increase rent each year and restricts evictions. It applies to most residential rental units in San Francisco, with important exceptions.

Who Is Covered?

Most residential units in SF built before June 13, 1979 are covered by rent control. Condominiums that have been sold as tenancy-in-common (TIC) or converted to condos after 1979 may also be subject to rent control depending on when the conversion occurred.

Who Is NOT Covered?

• Units built on or after June 13, 1979 (Costa-Hawkins Rental Housing Act exempts these from local rent caps).
• Single-family homes and condominiums (partially exempt under Costa-Hawkins, though eviction protections may still apply).
• Subsidized housing with federally mandated rent restrictions.
• Units where the owner lives in the same building and the building has 4 or fewer units.

Annual Rent Increase Limits

For covered units, landlords may only raise rent once per year by the SF Rent Board's annual allowable increase — typically tied to 60% of CPI (Consumer Price Index). The Rent Board publishes the current allowable increase amount each year. Any increase above this amount requires a petition to the Rent Board. Landlords must give 30 days' written notice for increases up to 10%, and 90 days' notice for larger increases.

Just Cause Eviction Protections

Under the SF Rent Ordinance, landlords of covered units may only evict tenants for one of 16 "just cause" reasons. Without a valid just cause, your landlord cannot evict you even if your lease has expired.

Fault-Based Just Causes (examples)

• Non-payment of rent.
• Breach of a material term of the lease (after written notice to cure).
• Causing a nuisance or damaging the property.
• Unauthorized subtenants.
• Using the unit for illegal purposes.

No-Fault Just Causes (examples)

• Owner move-in (landlord or close relative intends to occupy the unit as primary residence).
• Ellis Act withdrawal (landlord is permanently exiting the rental market — see below).
• Demolition or substantial rehabilitation of the building.
• Capital improvements requiring the tenant to temporarily vacate.

No-fault evictions generally entitle tenants to relocation assistance. The amount varies based on the type of eviction and the tenant's circumstances (seniors, disabled tenants, and long-term tenants receive enhanced assistance). If you receive an eviction notice, contact a tenant rights organization immediately.

Ellis Act

The Ellis Act (California Government Code §7060 et seq.) is a state law that gives landlords the unconditional right to exit the rental market — i.e., to permanently remove all units in a building from the rental market. This is one of the few ways a landlord can evict rent-controlled tenants without fault.

Key protections for SF tenants facing Ellis Act eviction:

• Minimum 120 days' notice (or 1 year for seniors aged 62+ or disabled tenants who have lived in the unit for 1+ year).
• Right of first refusal to re-rent the unit if it comes back to market within 10 years.
• Relocation assistance: $1,000 per tenant with a maximum of $3,000 per unit (though SF has passed local ordinances increasing these amounts).
• Landlord must file a withdrawal notice with the SF Rent Board — you can verify this filing.

Ellis Act evictions are heavily regulated and frequently challenged. If you receive an Ellis Act notice, consult with a tenant attorney or the SFTU immediately.

The SF Rent Board

The San Francisco Rent Board enforces the Rent Ordinance. It is a quasi-judicial city agency with authority to adjudicate rent increase petitions and eviction disputes.

You can petition the Rent Board to challenge an above-guideline rent increase, to request a decrease based on reduced services or habitability issues, or to resolve disputes about whether a unit is covered by the Rent Ordinance. Filing a petition is free.