Rent Control in Half Moon Bay

Last updated: January 2026

Local rent control plus California's AB 1482 tenant protections.

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Key Takeaways

  • Coverage: Duplexes, triplexes, fourplexes, and other multi-family buildings (2+ units) built before February 1, 1995. Condos and SFH exempt.
  • Rent Increase Cap: 1.23% for December 2025 - November 2026 (80% of CPI, max 3%). Landlords must register through Tolemi Portal.
  • Just Cause Protection: Required under Half Moon Bay ordinance with relocation assistance for no-fault evictions.
  • Local Help: City of Half Moon Bay through Tolemi Registration Portal.

1. Overview of Rent Control in Half Moon Bay

The City of Half Moon Bay has a Residential Rent Stabilization Ordinance (Chapter 6.06) that was adopted on May 7, 2024, and became effective on June 7, 2024. This ordinance establishes regulations governing the annual maximum rent adjustment that landlords may apply for tenants of rent-stabilized units.

Since January 1, 2020, California's statewide rent law (often called state rent control or AB 1482) also protects many units that are not covered by Half Moon Bay's local ordinance. For those units, annual rent increases are generally capped at 5% + inflation (CPI), or 10%, whichever is lower, for tenants who have lived in the unit for at least 12 months.

This article is a high‑level guide based on public resources such as the City of Half Moon Bay Rent Stabilization and Tenant Protections and the Half Moon Bay Municipal Code. It is not legal advice.

2. Who Is Covered by Rent Control in Half Moon Bay?

Half Moon Bay's Residential Rent Stabilization Ordinance applies to duplexes, triplexes, fourplexes, and other multi-family buildings (two or more units) built before February 1, 1995.

Exemptions:

  • Condominiums – Condominiums are exempt from the ordinance under the Costa-Hawkins Rental Housing Act, though they may still be protected under California's statewide Tenant Protection Act (AB 1482).
  • Single-family homes – Single-family homes are exempt from the ordinance under Costa-Hawkins, though they may still be protected under AB 1482.
  • Newer construction – Multi-family buildings constructed after February 1, 1995 are exempt from the ordinance, though they may still be protected under AB 1482. Note: Since we only have year-level data, properties built in 1995 may be covered if built before February 1, 1995, but we cannot determine this without month-level information.

Important Note: Under the Costa-Hawkins Act, duplexes may be subject to rent control regulations at the City Council's discretion, regardless of owner-occupancy. The landlord may set the base rent at the current market rent upon change of tenancy.

Tools like RentCheckMe can help you check whether your building is likely covered based on its construction year and property type.

3. Maximum Allowable Rent Increases

The City sets the annual maximum rent adjustment for rent-stabilized units. The adjustment amount may change from year to year.

Current Maximum Rent Increase: For the period December 1, 2025 to November 30, 2026, landlords of rent-stabilized units may increase rents by up to 1.23%.

Key rules for rent increases:

  • The maximum rent adjustment is set annually by the City.
  • Landlords must provide proper written notice before implementing a rent increase.
  • The rent increase limit applies to units covered by the Rent Stabilization Ordinance.
  • Vacancy rent control: Under Costa-Hawkins, landlords may set the base rent at the current market rent upon change of tenancy. Once a new tenant moves in, future increases are subject to the annual maximum rent adjustment limits.

For the most current rent increase information, contact the City or check the city's website.

4. Just Cause Eviction Protections

Half Moon Bay has Tenant Protection provisions (Chapter 6.08) that include just cause eviction and relocation assistance requirements.

Just Cause Eviction: The ordinance defines evictions that are no-fault of the tenant and requires landlords to have a valid reason, or "just cause," to evict tenants.

Relocation Assistance: The ordinance requires 3 months of relocation assistance under qualifying circumstances for no-fault evictions. This helps provide financial support to tenants who are displaced through no fault of their own.

Anti-Discrimination Provisions: The ordinance includes anti-discrimination provisions to help protect tenants from discriminatory eviction practices.

For more detailed information on just cause eviction and relocation assistance, refer to Chapter 6.08 of the Half Moon Bay Municipal Code or contact the City.

5. Using RentCheckMe with Official Resources

By combining our automated check with trusted resources like the City of Half Moon Bay Rent Stabilization and Tenant Protections and the Half Moon Bay Municipal Code, you can get both a quick snapshot and deeper, individualized help for your situation.

After you run an address through RentCheckMe, consider:

  • Contacting City staff for information about the ordinance and compliance (email: rent@hmbcity.com, phone: 650-750-2016)
  • Reviewing the Half Moon Bay Municipal Code, Title 6 Housing for detailed ordinance information, including Chapter 6.06 (Residential Rent Stabilization) and Chapter 6.08 (Tenant Protections)
  • Consulting with a qualified attorney or tenant counseling organization
  • Checking the city's website for Frequently Asked Questions and additional resources

6. Resources for Half Moon Bay Tenants

7. Important Disclaimer

This article is intended as a readable, high‑level overview of rent control in Half Moon Bay, drawn from public resources like the City of Half Moon Bay Rent Stabilization and Tenant Protections and the Half Moon Bay Municipal Code. It does not cover every exception or nuance and does not constitute legal advice.

Laws change, and how they apply can depend on the specific facts of your tenancy, including the exact construction date of your building, the number of units, and other factors. Note that the ordinance was recently adopted (May 7, 2024) and may be subject to updates or clarifications.

For binding guidance about your rights or obligations, speak with City staff (email: rent@hmbcity.com, phone: 650-750-2016), a qualified attorney, or a tenant‑counseling organization.

Frequently Asked Questions

Does Half Moon Bay have its own rent control ordinance?

Yes, Half Moon Bay has a local rent control ordinance that provides protections beyond California's statewide AB 1482. The local ordinance typically covers more properties and may have stricter rent increase limits.

How much can my landlord raise rent in Half Moon Bay?

For units covered by Half Moon Bay's local ordinance, rent increases are limited by the local rules (often based on CPI). For units only covered by AB 1482, the cap is 5% + CPI or 10%, whichever is lower.

What protections do I have as a tenant in Half Moon Bay?

Tenants in Half Moon Bay may have just cause eviction protections under both the local ordinance and AB 1482, meaning landlords must have a valid legal reason to evict you after you've lived in the unit for a certain period.

Other Cities in California

Learn about rent control in other cities in California:

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