RSO vs JCO Los Angeles: Complete Guide to Rent Stabilization and Just Cause Ordinances for Landlords and Tenants

Los Angeles landlords and tenants must navigate two critical rental housing laws: the Rent Stabilization Ordinance (RSO) and the Just Cause Ordinance (JCO). Understanding which ordinance applies to your property determines your rights, obligations, and financial exposure in Los Angeles rental market.

What is the Los Angeles Rent Stabilization Ordinance (RSO)?

The Los Angeles RSO is the city's primary rent control law, enacted to protect tenants in older rental properties from excessive rent increases and unjust evictions.

RSO Coverage and Eligibility Requirements

The RSO applies to:

• Residential units built on or before October 1, 1978

• Apartments and apartment complexes

• Duplexes, triplexes, and fourplexes

• Single-family homes (with specific exceptions)

• Condominiums when rented to tenants

• Mobile home parks

Key Exception: Single-family homes and condos are exempt from RSO rent control provisions but may still fall under eviction protections depending on circumstances.

RSO Rent Control Limits 2025-2026

For the period July 2025 through June 2026, RSO properties face strict rent increase limitations:

• Base increase: Maximum 3% annually

• Additional 1% if landlord provides gas and electricity utilities

• Total maximum: 4% for properties where utilities are included

These percentages are set annually by the Los Angeles Housing Department (LAHD) based on Consumer Price Index data.

RSO Eviction Requirements and Just Cause

Under RSO, landlords must demonstrate "just cause" for any eviction, categorized as:

At-Fault Just Cause:

• Nonpayment of rent

• Lease violations or breaches

• Nuisance behavior

• Illegal use of premises

• Refusal to sign lease renewal with same terms

No-Fault Just Cause:

• Owner or immediate family move-in

• Substantial rehabilitation or demolition

• Removal from rental market (Ellis Act)

• Government order requiring tenant removal

Relocation assistance is mandatory for no-fault evictions, typically ranging from $8,000 to $22,000 depending on unit type and tenant demographics.

RSO Registration and Compliance

All RSO properties must be registered annually with LAHD, including:

• Property and unit information

• Current rent amounts

• Landlord contact details

• Payment of registration fees

Failure to register can result in penalties and may affect eviction proceedings.

What is the Los Angeles Just Cause Ordinance (JCO)?

The Just Cause Ordinance, effective since 2021, extends eviction protections to rental properties not covered by RSO, primarily newer buildings and certain property types.

JCO Coverage and Property Types

The JCO applies to:

• Residential units built after October 1, 1978

• Properties exempt from RSO rent control

• Newer apartment complexes

• Recently constructed single-family rentals

• Condominiums not subject to RSO

JCO Rent Increase Regulations

Important: JCO does not impose rent control or cap rent increases. However, these properties are still subject to:

• California AB 1482 statewide rent control: 5% plus local CPI (capped at 10% total)

• AB 1482 applies to properties 15+ years old with some exceptions

JCO Eviction Requirements

Similar to RSO, JCO mandates just cause for evictions with identical categories:

• At-fault causes (nonpayment, lease violations, nuisance)

• No-fault causes (owner move-in, substantial renovation, demolition)

Relocation assistance requirements under JCO mirror RSO provisions, ensuring tenant protection regardless of property age.

Key Differences: RSO vs JCO Los Angeles

How to Determine RSO vs JCO Status

Step 1: Check Construction Date

• Built October 1, 1978 or earlier: Likely RSO-covered

• Built after October 1, 1978: Likely JCO-covered

Step 2: Verify Property Type

• Single-family homes: May be exempt from RSO rent control but subject to eviction rules

• Condominiums: Complex rules based on ownership and rental status

• Multi-unit buildings: Generally follow construction date rules

Step 3: Research Exemptions

Common exemptions include:

• Government-subsidized housing

• Properties with owner occupancy

• Luxury units above certain rent thresholds

Common Landlord Mistakes and Compliance Issues

RSO Violations:

• Failing to register property annually

• Exceeding allowed rent increases

• Improper eviction notices

• Not paying required relocation assistance

JCO Violations:

• Evicting without just cause

• Insufficient notice periods

• Improper relocation calculations

Tenant Rights Under RSO and JCO

Both ordinances provide tenants with:

• Protection from arbitrary evictions

• Proper notice requirements (30-60 days depending on circumstances)

• Right to relocation assistance for no-fault evictions

• Right to legal representation in eviction proceedings

Financial Impact for Los Angeles Landlords

RSO Properties

• Limited rent growth: 3-4% annually regardless of market conditions

• Higher compliance costs: Registration fees, potential relocation payments

• Longer tenant turnover cycles: Due to rent control benefits

JCO Properties

• Market-rate increases: Subject only to AB 1482 limits (5% + CPI)

• Lower administrative burden: No registration requirements

• Eviction costs: Still subject to relocation assistance requirements

Legal Resources and Next Steps

Understanding whether your Los Angeles rental property falls under RSO or JCO is crucial for legal compliance and financial planning. Property owners should:

1. Verify property status through LAHD records

2. Review current lease agreements for compliance

3. Calculate proper rent increases based on applicable ordinance

4. Understand eviction procedures and just cause requirements

5. Consult legal professionals for complex situations

The intersection of local RSO/JCO requirements with state laws like AB 1482 creates a complex regulatory environment requiring professional guidance for optimal compliance and investment protection.

Need help determining your property's RSO or JCO status? Contact experienced Los Angeles real estate professionals who understand the nuances of local rent control and tenant protection laws.