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Bell Gardens is a small, densely populated city in southeastern Los Angeles County, long home to a predominantly working-class, Latino renter community. Facing rising rents and displacement pressures that intensified during and after the COVID-19 pandemic, the City of Bell Gardens adopted the Rent Stabilization and Tenant Eviction Protections Ordinance (RSTEP), Ordinance No. 925, effective October 12, 2022. RSTEP was enacted to stabilize rents for long-term tenants in older rental housing stock and to protect residents from arbitrary eviction.
RSTEP applies to rental dwelling units whose certificate of occupancy was issued before February 1, 1995, excluding single-family homes, condominiums, and townhouses, as well as certain owner-occupied small rental properties. For units that fall under RSTEP, the ordinance limits annual rent increases, requires landlords to register their properties, and mandates just cause for any eviction. Landlords must also pay relocation assistance when displacing tenants through no-fault evictions.
Rental units in Bell Gardens that are not covered by RSTEP — such as those built in 1995 or later, or single-family homes and condos — may still be protected by California's AB 1482 (Tenant Protection Act of 2019), which caps annual rent increases at 5% plus local CPI (not to exceed 10%) and requires just cause for eviction in qualifying units statewide.
RSTEP Ordinance No. 925 covers rental dwelling units in Bell Gardens whose certificate of occupancy was issued before February 1, 1995. There is no minimum unit count specified — all qualifying multi-unit rental properties built before that date may be covered.
Units covered by RSTEP:
Units exempt from RSTEP:
AB 1482 as a backstop: Tenants in exempt or newer units may qualify for AB 1482 protections if the unit is not otherwise exempt (e.g., not a single-family home where the owner has provided proper notice of exemption, not a condo sold to a separate owner, and the building is more than 15 years old). AB 1482 caps increases at 5% plus local CPI annually (maximum 10%) and requires just cause for eviction after 12 months of tenancy.
Under RSTEP Ordinance No. 925, annual rent increases for covered units are capped at the lesser of 50% of the percentage change in the Consumer Price Index (CPI) or 4%. Landlords may raise rent no more than once every 12 months.
The applicable CPI figure is typically the Los Angeles–Long Beach–Anaheim area CPI, adjusted annually. Because the cap is tied to CPI, the exact allowable increase may vary year to year, but it will never exceed 4% regardless of how high CPI rises.
Key rules:
For units not covered by RSTEP, AB 1482 limits annual increases to 5% plus local CPI, with a 10% ceiling.
RSTEP Ordinance No. 925 requires just cause for any eviction of a tenant in a covered unit. Just-cause reasons are divided into at-fault and no-fault categories.
At-fault just-cause reasons (tenant is responsible):
No-fault just-cause reasons (tenant is not at fault):
Relocation assistance: When a tenant is displaced through a no-fault eviction, the landlord must pay 3 times the monthly rent in relocation assistance. Qualified tenants — including those who are elderly (62+), disabled, or have dependent children — are entitled to additional relocation assistance beyond the base amount. Landlords who fail to pay required relocation assistance may be subject to civil penalties.
AB 1482 also provides just-cause eviction protections for qualifying units not covered by RSTEP, applicable after a tenant has lived in the unit for 12 months.
Rent Registration Requirement: Under RSTEP, landlords of covered rental units must register all units annually with the City of Bell Gardens by September 30th each year. A 30-day grace period extends the deadline through October 31st. The registration fee is $156.00 per unit per year. Failure to register may limit a landlord's ability to impose rent increases and may subject them to penalties.
Administering Department: RSTEP is administered by the City of Bell Gardens Community Development Department. Tenants and landlords with questions about coverage, rent increases, or eviction protections should contact the department directly.
Filing a Petition: Both tenants and landlords may file petitions with the City. Tenants may petition for a rent reduction if services have been reduced or if conditions affect habitability. Landlords may petition for a rent increase above the standard cap based on documented increases in operating costs or capital improvements. Petitions are reviewed through the City's administrative process.
Anti-Harassment Provisions: RSTEP includes protections against landlord harassment of tenants. Prohibited conduct includes interfering with a tenant's quiet enjoyment, threatening tenants to induce them to vacate, failing to perform required maintenance in retaliation, and other coercive behaviors. Tenants who experience harassment may file a complaint with the Community Development Department and may have a civil cause of action against the landlord.
Notice Requirements: Landlords must provide written notice of any rent increase at least 30 days in advance (or 90 days for increases of 10% or more). Notices of eviction must state the specific just-cause reason and comply with California Code of Civil Procedure requirements.
Use the RentCheckMe address checker to look up whether your Bell Gardens address falls under RSTEP coverage or AB 1482 protections based on your unit's characteristics.
For official guidance, contact the City of Bell Gardens Community Development Department at bellgardens.org. Staff can confirm whether your unit is registered, explain the petition process, and provide information about your rights under RSTEP Ordinance No. 925.
Additional resources for Bell Gardens renters:
This article is provided for informational purposes only and does not constitute legal advice. Rent control laws and local ordinances change frequently; the details of RSTEP Ordinance No. 925 may have been amended since this page was last updated. For advice specific to your situation, contact the City of Bell Gardens Community Development Department, a qualified tenant rights attorney, or a legal aid organization serving Los Angeles County.
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