RSO vs Just Cause Ordinance in Los Angeles: Complete Guide for Landlords and Tenants in 2025
Navigating Los Angeles rental property regulations can be overwhelming for both landlords and tenants. Two critical laws shape the rental landscape: the Rent Stabilization Ordinance (RSO) and the Just Cause Ordinance (JCO). Understanding these regulations is essential for compliance and protecting your rights in LA's complex rental market.
What is the Los Angeles Rent Stabilization Ordinance (RSO)?
The Rent Stabilization Ordinance, enacted in 1978, provides comprehensive rent control and tenant protections for older rental properties in Los Angeles. This landmark legislation applies to most residential rental units constructed on or before October 1, 1978.
RSO Coverage and Requirements
Properties covered by RSO include:
Apartments in buildings with two or more units built before October 1, 1978
Single-family homes and condos built before 1978 (with specific exceptions)
Mobile home parks established before October 1978
Key RSO protections:
Strict rent increase limits: Currently capped at 3% annually through June 30, 2026, plus an additional 1% if landlords provide gas or electricity utilities
Just cause eviction requirements: Landlords must have legitimate legal grounds to terminate tenancies
Mandatory relocation assistance: Required for no-fault evictions, ranging from $8,000 to $22,000 depending on unit type and tenant circumstances
Registration requirements: Properties must be registered with the Los Angeles Housing Department (LAHD)
What is the Los Angeles Just Cause Ordinance (JCO)?
The Just Cause Ordinance, which took effect January 1, 2023, extends eviction protections to rental properties not covered by the RSO. This ordinance addresses the protection gap for tenants in newer buildings and smaller properties.
JCO Coverage and Protections
Properties covered by JCO:
Rental units built after October 1, 1978
Single-family homes and condominiums regardless of construction date
Properties with fewer than two units
Most residential rental properties not subject to RSO
JCO tenant protections:
Just cause eviction requirements: Landlords must provide valid legal reasons for evictions
Notice requirements: Specific notice periods based on eviction type
Limited relocation assistance: One month's rent for no-fault evictions in single-family properties owned by small landlords (four units or fewer)
No rent control: Unlike RSO, JCO does not limit rent increases
RSO vs JCO: Key Differences for Los Angeles Rentals
Rent Control Provisions
RSO properties: Strict annual rent increase caps (currently 3-4%)
JCO properties: No local rent caps; subject only to California statewide limits under AB 1482 (5% + local inflation, capped at 10%)
Eviction Protections
Both ordinances require "just cause" for evictions, but with different procedures and compensation requirements.
At-fault just causes include:
Non-payment of rent
Lease violations
Nuisance behavior
Illegal use of premises
No-fault just causes include:
Owner move-in
Substantial rehabilitation
Demolition
Conversion to condominiums
Relocation Assistance Requirements
RSO: Comprehensive relocation payments ranging from $8,000-$22,000+ based on unit size and tenant demographics
JCO: Limited to one month's rent for qualifying small landlord situations
How to Determine if Your LA Property is RSO or JCO
Step-by-Step Property Classification
Check construction date: Properties built on or before October 1, 1978, are likely RSO-covered
Verify unit count: Buildings with two or more units built before 1978 typically fall under RSO
Review exemptions: Some properties may be exempt from RSO, including:
Luxury units (those renting for specific high amounts when RSO was enacted)
Single-family homes and condos (with exceptions)
Properties with certificates of exemption
Use LAHD resources: The Los Angeles Housing Department maintains databases of RSO-registered properties
Online Verification Tools
LAHD RSO Property Search Portal
Los Angeles Navigator website
County Assessor records for construction dates
AB 1482: California Statewide Rent Control Impact
California's Tenant Protection Act (AB 1482) affects non-RSO properties statewide, including many JCO-covered units in Los Angeles.
AB 1482 provisions:
Applies to properties 15+ years old
Limits annual rent increases to 5% plus local inflation (max 10%)
Requires just cause for evictions after 12 months of tenancy
Provides relocation assistance for no-fault evictions
Compliance Requirements for Los Angeles Landlords
RSO Property Obligations
Register property with LAHD annually
Pay required fees and assessments
Follow strict rent increase procedures
Provide proper notice for evictions
Pay substantial relocation assistance when required
Maintain detailed rent roll records
JCO Property Requirements
Understand just cause eviction grounds
Provide appropriate notice periods
Pay relocation assistance when applicable
Comply with state AB 1482 requirements if property qualifies
Common Violations and Legal Consequences
Frequent landlord mistakes include:
Exceeding allowed rent increases
Evicting without proper just cause
Failing to pay required relocation assistance
Not providing adequate notice periods
Improperly serving eviction notices
Potential penalties:
Tenant lawsuits for damages
Rent reductions or refunds
Attorney fees and court costs
Housing Department citations and fines
Difficulty with future evictions
Tenant Rights Under RSO and JCO
Tenants in RSO properties can:
Challenge excessive rent increases
Receive substantial relocation payments for no-fault evictions
Request habitability repairs through REAP program
Access free legal services through LAHD
Tenants in JCO properties have:
Protection against retaliatory evictions
Right to proper eviction notice
Limited relocation assistance eligibility
Access to tenant rights education resources
2025 Updates and Recent Changes
Recent modifications to Los Angeles rental regulations include updated relocation assistance amounts, revised notice requirements, and enhanced enforcement mechanisms. Property owners should regularly check LAHD announcements and consult legal counsel for the most current requirements.
Understanding whether your Los Angeles rental property falls under RSO or JCO regulations is crucial for legal compliance and successful property management. While RSO provides comprehensive rent control and tenant protections for older properties, JCO extends eviction protections to newer buildings without rent caps. Both ordinances require careful adherence to just cause eviction procedures and specific notice requirements.
For personalized guidance on your specific property situation, consider consulting with a qualified real estate attorney or property management professional familiar with current Los Angeles rental regulations.
