East Bay Landlord Guide
Richmond Rent Control 2026:
Just Cause Eviction & Landlord Guide
Richmond passed one of the East Bay's most comprehensive rent ordinances in 2016. Here's what landlords, investors, and buyers need to know about coverage, rent ceilings, and just-cause requirements in 2026.
Richmond's Rent Control and Just Cause for Eviction Ordinance (Measure L, 2016) limits annual rent increases for covered units to 100% of local CPI. Covered units are in multi-unit buildings (2+ units) built before July 22, 1978. Single-family homes and condos are exempt from rent caps under Costa-Hawkins but may face just-cause eviction requirements. Relocation assistance is required for no-fault evictions. Verify current annual percentage at ci.richmond.ca.us/rentprogram.
What's in This Guide
- Richmond rent control overview and history
- Coverage: which units are covered or exempt
- Annual rent ceiling and increase mechanics
- Just-cause eviction: at-fault and no-fault grounds
- Relocation requirements for no-fault exits
- Richmond vs Oakland: key differences
- Richmond landlord cheatsheet
- Frequently asked questions
Richmond Rent Control: Overview and History
Richmond is a working-class city in the West Contra Costa County portion of the East Bay, bordering San Pablo Bay and adjacent to El Cerrito, El Sobrante, and San Pablo. It shares the broader East Bay housing pressure driven by proximity to Oakland and Berkeley — and in November 2016, Richmond voters passed Measure L, the Rent Control and Just Cause for Eviction Ordinance.
The ordinance took effect in January 2017 and is administered by the Richmond Rent Program, a city department with a dedicated staff. Unlike some smaller Bay Area cities where rent programs are run part-time, Richmond has built out administrative capacity to process petitions, handle hearings, and enforce compliance.
Richmond's ordinance was partly inspired by Oakland's and Berkeley's programs, but it has its own specific coverage cutoffs, petition process, and administrative structure. Landlords who manage properties in multiple East Bay cities should not assume the rules are identical across jurisdictions.
Richmond and Oakland have broadly similar rent ordinance frameworks, but the details differ: coverage cutoff year, specific petition procedures, relocation formulas, and administrative infrastructure. Richmond's program is administered separately from Oakland RAP. Always verify Richmond-specific rules at ci.richmond.ca.us/rentprogram.
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Coverage: Which Units Are Covered or Exempt
| Unit Type | Rent Control? | Just-Cause Eviction? |
|---|---|---|
| Multi-unit building (2+ units), built before July 22, 1978 | Yes — Measure L rent ceiling applies | Yes |
| Multi-unit building, built July 22, 1978 or after | No — Costa-Hawkins exempt; AB 1482 may apply | Yes — in most cases under Measure L |
| Single-family home | No — Costa-Hawkins exempt | Yes — unless SFR with proper notice exempt |
| Condominium | No — Costa-Hawkins exempt | Depends on specifics |
| Subsidized/affordable housing | Separate rules govern | Separate rules apply |
| Owner-occupied 2-unit building | Possible partial exemption | Possible partial exemption |
A unit exempt from Measure L's rent ceiling may still require just-cause to evict. This catches many Richmond landlords off guard — particularly those who purchased post-1978 buildings assuming they have unfettered flexibility to terminate tenancies. Verify both layers before issuing any notice.
Annual Rent Ceiling: How Richmond Rent Increases Work
Richmond's ordinance caps annual rent increases at 100% of the local Consumer Price Index. The Richmond Rent Program announces the allowable increase each year. Historically, this has produced increases in the 1-3% range, though in high-inflation years the CPI measurement can push higher.
| Rule | Details |
|---|---|
| Annual increase formula | 100% of local CPI — verify current year at ci.richmond.ca.us/rentprogram |
| Base rent | Lawful base rent — not market rent |
| Increases per year | One per unit per 12-month period |
| Notice: under 10% | 30-day written notice |
| Notice: 10% or more | 90-day written notice |
| Vacancy decontrol | Rent resets to market on voluntary departure (Costa-Hawkins) |
| Sale of building | Does NOT reset rents — new owner inherits current lawful rents |
Richmond requires landlords of covered units to register annually with the Richmond Rent Program and pay the associated fee. Failure to register can result in a freeze on rent increases and penalties. Verify registration status each year at ci.richmond.ca.us/rentprogram.
Just-Cause Eviction: At-Fault and No-Fault Grounds
To terminate a tenancy in a covered Richmond unit, you must have a legally recognized just-cause ground. The grounds divide into at-fault (based on tenant behavior) and no-fault (based on the landlord's needs).
- Non-payment of rent
- Material lease violation (with notice to cure)
- Nuisance or interference with other tenants
- Illegal use of the unit
- Refusal to allow lawful landlord entry after proper notice
- Subletting without landlord consent when prohibited
- Owner or qualifying relative move-in
- Substantial rehabilitation requiring vacant possession
- Demolition (with required permits)
- Ellis Act withdrawal from rental market
Even with a valid no-fault ground, procedural errors in the notice, relocation payment timing, or documentation can expose you to wrongful eviction liability. Consult a Richmond landlord-side attorney before serving any no-fault notice. The Richmond Rent Program can also provide procedural guidance — call their office before filing.
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Relocation Requirements for No-Fault Exits
Richmond requires landlords to pay relocation assistance to tenants displaced through no-fault evictions. The amounts are based on a formula that considers the number of months of rent and tenant characteristics such as length of tenancy, income, age, and disability status.
As with all East Bay cities, relocation amounts are updated periodically and can be substantial — particularly for long-term tenants or tenants with protected characteristics. Verify the current relocation schedule at ci.richmond.ca.us/rentprogram before serving any no-fault notice. Failure to pay the correct relocation amount on time is one of the most common procedural errors that invalidates an otherwise valid no-fault eviction.
If your business plan for a Richmond acquisition involves reclaiming any units — for owner occupancy, renovation, or exit — model the full relocation cost before closing. For a building with multiple long-term tenants, the aggregate relocation obligation can represent a significant fraction of the acquisition price. This is a real cost, not a technicality.
Richmond vs Oakland: Key Differences
Richmond and Oakland are adjacent cities with similar rent ordinance frameworks, but the details matter for landlords who operate in both markets.
| Factor | Richmond (Measure L) | Oakland (RAP + Measure JJ) |
|---|---|---|
| Ordinance year | 2016 | 1980 (RAP); Measure JJ extended just-cause in 2016 |
| Coverage cutoff | Built before July 22, 1978 | Built before January 1, 1983 |
| Rent increase formula | 100% of local CPI | CPI — verify at oaklandca.gov/RAP |
| Just-cause scope | Broad — applies to most covered and many non-covered units | Broad — Measure JJ expanded citywide coverage in 2016 |
| Administration | Richmond Rent Program (city department) | Oakland Rent Adjustment Program (RAP) |
| Annual registration | Required — ci.richmond.ca.us/rentprogram | Required — oaklandca.gov/RAP |
The most practically significant difference for investors: Oakland's 1983 cutoff covers more units than Richmond's 1978 cutoff. A building constructed in 1979 in Oakland is rent-controlled; the same vintage building in Richmond is not (though both may face just-cause eviction requirements).
Richmond Rent Control Landlord Cheatsheet
Frequently Asked Questions
Does Richmond California have rent control?
Yes. Richmond passed Measure L in November 2016 — the Rent Control and Just Cause for Eviction Ordinance. It limits annual rent increases for covered units to 100% of local CPI and requires just-cause eviction grounds. Administered by the Richmond Rent Program.
Which Richmond units are covered by rent control?
Multi-unit rental properties with 2 or more units built before July 22, 1978. Single-family homes and condos are exempt from rent caps under Costa-Hawkins but may still have just-cause eviction requirements under the ordinance.
What is the Richmond rent control annual increase for 2026?
Richmond's annual allowable increase is 100% of the local CPI. The Richmond Rent Program announces the current percentage each year. Verify the current figure at ci.richmond.ca.us/rentprogram before issuing any rent increase notice — do not use prior-year figures.
What are just-cause eviction grounds in Richmond?
At-fault: non-payment of rent, lease violations, nuisance, illegal use, refusal to allow lawful entry, subletting violations. No-fault (with relocation): owner/relative move-in, substantial rehabilitation, demolition, Ellis Act withdrawal.
Is Richmond rent control stronger or weaker than Oakland's?
Broadly similar frameworks. Oakland's 1983 cutoff covers more buildings than Richmond's 1978 cutoff — so more Oakland units are rent-controlled by percentage of housing stock. Both require just-cause eviction and relocation for no-fault exits. Always verify the specific ordinance for each city.
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