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East Palo Alto is a working-class city in San Mateo County on the San Francisco Peninsula, bordered by Palo Alto, Menlo Park, and the San Francisco Bay. Amid rapid tech-sector–driven rent increases throughout Silicon Valley during the late 2000s, the City of East Palo Alto enacted the Rent Stabilization and Just Cause for Eviction Ordinance in 2010 to protect its predominantly lower-income and Latino renter population from displacement. The ordinance is administered by the East Palo Alto Rent Stabilization Program, a city-run office with its own board that sets annual rent adjustment limits.
Unlike many California rent-control ordinances that apply only to older buildings, East Palo Alto's ordinance covers most residential rental units regardless of when they were built, subject to the exemptions mandated by the Costa-Hawkins Rental Housing Act. The ordinance establishes a Maximum Allowable Rent (MAR) for each covered unit, an Annual General Adjustment (AGA) process, just-cause eviction protections, and mandatory landlord registration requirements.
For rental units not covered by the local ordinance — primarily single-family homes, condominiums, and any unit that falls outside the ordinance's scope — California's AB 1482 (Tenant Protection Act of 2019) may provide a backstop, capping rent increases at 5% plus local CPI (not to exceed 10%) annually and requiring just cause for eviction in qualifying units. Tenants should verify which law applies to their specific unit by contacting the Rent Stabilization Program or a local legal aid organization.
The East Palo Alto Rent Stabilization and Just Cause for Eviction Ordinance (2010) covers most residential rental units in the city without regard to the year of construction, which is broader than most California local rent ordinances. Coverage is subject to the following exemptions.
If your unit is exempt from the local ordinance — for example, a single-family home or condominium — California's AB 1482 (Tenant Protection Act of 2019) may still apply if the unit was built more than 15 years ago, is not a single-family home owned by a small landlord who has provided the required exemption notice, and is not otherwise AB 1482-exempt. AB 1482 caps annual rent increases at 5% plus local CPI (maximum 10%) and requires just cause for eviction after 12 months of tenancy. Single-family homes and condominiums may qualify for AB 1482 if the landlord has not served the required Costa-Hawkins/AB 1482 exemption notice.
The East Palo Alto Rent Stabilization Board sets an Annual General Adjustment (AGA) each year, which is the maximum percentage by which a landlord may increase the rent of a covered unit during the program year (July 1 – June 30). For the program year July 1, 2025 – June 30, 2026, the AGA is 2.2%. Landlords must provide at least 30 days' written notice before any rent increase takes effect.
Each covered unit has a Maximum Allowable Rent (MAR), calculated by starting from the unit's base-year rent and applying all lawfully approved AGAs. A landlord may never charge rent above the unit's MAR. If a tenant believes their rent exceeds the MAR, they may file a petition with the Rent Stabilization Program.
Landlords may bank unused AGAs — that is, carry forward the right to impose an AGA from a prior year in which no increase was taken. However, a landlord may not bank more than three AGAs during any single tenant's occupancy. This means a landlord who has not raised rents for several years cannot impose a large compounded increase exceeding three years' worth of AGAs on the same tenant.
Landlords may petition the Rent Stabilization Board for an upward adjustment above the AGA if they can demonstrate increased costs (e.g., capital improvements, increased operating expenses). Tenants may petition for a downward adjustment if housing services have been reduced or if the landlord has failed to maintain the unit in habitable condition.
The East Palo Alto Rent Stabilization and Just Cause for Eviction Ordinance requires landlords to have a valid just-cause reason before terminating any tenancy in a covered unit. This protection applies from the beginning of tenancy — there is no 12-month waiting period as under AB 1482.
Within five days of serving a termination notice or filing an eviction lawsuit, landlords must file a copy of the notice or complaint with the East Palo Alto Rent Stabilization Program. Failure to comply with this requirement may affect the validity of the eviction proceeding.
The ordinance provides anti-displacement protections; tenants displaced through no-fault evictions (such as owner move-in or Ellis Act withdrawals) may be entitled to relocation assistance. Tenants facing no-fault eviction should contact the Rent Stabilization Program promptly to confirm applicable relocation assistance amounts.
For units not covered by the local ordinance but subject to AB 1482, just-cause eviction requirements under AB 1482 apply after the tenant has resided in the unit for 12 months (or 24 months if one occupant has lived there 24+ months). AB 1482 at-fault and no-fault categories largely mirror the local ordinance.
All landlords with rental units covered by the East Palo Alto Rent Stabilization Ordinance must register their units annually with the Rent Stabilization Program by January 1 of each year and pay the required registration fees. Landlords who fail to register may be prohibited from raising rents or taking other actions available under the ordinance until they come into compliance.
At the start of any new tenancy in a covered unit, landlords must provide the incoming tenant with a written notice of the ordinance, informing them of their rights under the Rent Stabilization and Just Cause for Eviction Ordinance. Failure to provide this notice can be raised as a defense in subsequent proceedings.
The East Palo Alto Rent Stabilization Board is the governing body that sets the Annual General Adjustment each year, hears petitions, and enforces the ordinance. The Board is staffed by the Rent Stabilization Program, a city office located at East Palo Alto City Hall.
Tenants who believe their rent exceeds the Maximum Allowable Rent, that their landlord has failed to register the unit, or that they are facing an unjust eviction may file a petition with the Rent Stabilization Program. Petition forms are available at City Hall and on the city's website. The Program provides staff assistance to help tenants and landlords navigate the petition process.
The ordinance prohibits landlords from engaging in arbitrary, discriminatory, or retaliatory conduct against tenants for exercising their rights under the ordinance, including filing petitions, reporting code violations, or organizing with other tenants. Tenants who believe they are experiencing harassment or retaliation should document all incidents and contact the Rent Stabilization Program or a legal aid organization immediately.
Use RentCheckMe's address checker to quickly determine whether your East Palo Alto rental unit is likely covered by the local Rent Stabilization Ordinance or by AB 1482, and to access relevant tenant rights information for your specific address.
The East Palo Alto Rent Stabilization Program is the primary official resource for tenants and landlords. Staff can confirm your unit's coverage, provide your Maximum Allowable Rent, help you file a petition, and explain landlord registration requirements. Contact them through the City of East Palo Alto's website or at City Hall.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Rent control laws, Annual General Adjustment amounts, and exemption rules change frequently; the details here reflect information available as of May 2026 and may not reflect subsequent amendments. For advice specific to your situation, contact the East Palo Alto Rent Stabilization Program, Bay Area Legal Aid, or Centro Legal de la Raza. RentCheckMe is not a law firm and no attorney-client relationship is created by use of this site.
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