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Half Moon Bay is a coastal city in San Mateo County, located along the Pacific Ocean roughly 25 miles south of San Francisco. As housing costs in the Bay Area climbed sharply following the pandemic, Half Moon Bay's renters — many of them low-income workers in agriculture, hospitality, and services — faced significant displacement pressure. In response, the City Council adopted the Residential Rent Stabilization Ordinance (Chapter 6.06) on May 7, 2024, with an effective date of June 7, 2024, making Half Moon Bay one of the newer Bay Area cities to enact local rent control.
Chapter 6.06 limits annual rent increases for eligible multi-family tenants and allows landlords to reset rent to market rate upon a voluntary change of tenancy, consistent with the Costa-Hawkins Rental Housing Act. Companion legislation in Chapter 6.08 establishes just-cause eviction protections and relocation assistance requirements, creating a more comprehensive tenant protection framework.
Renters who live in units not covered by the local ordinance — including newer buildings, single-family homes, and condominiums — may still have protections under California's AB 1482 (Tenant Protection Act of 2019), which imposes a statewide rent cap of 5% plus local CPI (capped at 10%) and just-cause eviction requirements on qualifying units statewide.
Half Moon Bay's Residential Rent Stabilization Ordinance (Chapter 6.06) applies to a specific subset of the city's rental housing stock. Coverage is determined by the building's construction date and unit count.
Units covered by the local ordinance:
Units exempt from the local ordinance:
Note on the 1995 cutoff: If your building was constructed in 1995, coverage depends on whether the certificate of occupancy was issued before February 1, 1995. Without month-level data, this cannot always be confirmed through online tools alone — contact the City's Community Development Department to verify your unit's status.
AB 1482 backstop: Renters in exempt units — such as newer buildings, single-family homes, and condominiums — may still be protected under California's AB 1482, which caps rent increases at 5% plus local CPI (maximum 10% total) and requires just cause for eviction, provided the unit is not otherwise exempt from that law (e.g., the building must be at least 15 years old, and owner-occupied duplexes are excluded).
Under Chapter 6.06, the City of Half Moon Bay sets the maximum allowable rent increase annually. Landlords may not increase rent above this cap for covered units during the applicable period.
Current rent cap (December 1, 2025 – November 30, 2026): 1.23%
The City announces the annual maximum rent adjustment each year. Landlords who wish to implement a rent increase must follow a specific notice process:
Vacancy decontrol (Costa-Hawkins): Because Half Moon Bay's ordinance was adopted in 2024 — well after the Costa-Hawkins Rental Housing Act took effect — landlords may reset the base rent to market rate when a tenant voluntarily vacates or is lawfully evicted. The new tenant's rent is then subject to the annual cap going forward.
No banked increases: The ordinance does not appear to allow landlords to bank unused rent increases from prior years. Landlords should confirm current rules with the City.
Half Moon Bay's Chapter 6.08 establishes just-cause eviction protections for tenants in covered units. Landlords may not terminate a tenancy without a qualifying reason under the ordinance.
At-fault just-cause reasons (tenant is responsible) typically include:
No-fault just-cause reasons (tenant is not at fault) typically include:
Relocation assistance: When a tenant is displaced through a no-fault eviction under a qualifying circumstance, Chapter 6.08 requires the landlord to provide three months of relocation assistance. The ordinance also includes anti-discrimination provisions protecting tenants from retaliatory or discriminatory eviction.
AB 1482 overlap: Tenants in units covered by AB 1482 but not the local ordinance are also protected against evictions without just cause, though relocation assistance requirements under AB 1482 differ from the local ordinance. Where both laws apply, the more protective standard generally governs.
Half Moon Bay's rent stabilization program is administered by the City of Half Moon Bay Community Development Department. The City uses the Tolemi Registration Portal for landlord compliance.
Landlord registration requirements:
Notice and filing requirements for rent increases:
Tenant petitions: Tenants who believe a landlord has charged rent above the lawful maximum, failed to register, or otherwise violated the ordinance may file a complaint or petition with the City's Community Development Department. Contact the department directly for current petition procedures and forms.
Anti-harassment provisions: Chapter 6.08 includes anti-discrimination provisions that protect tenants from retaliatory or discriminatory acts by landlords. Tenants who believe they are being harassed or retaliated against for exercising their rights under the ordinance should document the conduct and contact the City or a legal aid organization promptly.
Use RentCheckMe's address checker to quickly determine whether your Half Moon Bay rental unit is likely covered by the local rent stabilization ordinance or AB 1482 based on your address.
Half Moon Bay Rent Stabilization — Official City Resources:
Legal aid and tenant advocacy:
This page is provided for informational purposes only and does not constitute legal advice. Rent control laws, allowable increase percentages, and local procedures change frequently — the 1.23% cap cited here applies to December 1, 2025 through November 30, 2026 and will be updated annually by the City. Always verify current rules with the City of Half Moon Bay Community Development Department or consult a qualified attorney or legal aid organization for advice specific to your situation.
Find out if your home is covered by rent control or tenant protections.
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