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Belmont is a small city of roughly 27,000 residents on the San Francisco Peninsula in San Mateo County. Like many Bay Area communities, it has a competitive rental market, and tenants frequently ask whether the city has local rent control, what their deposit rights are, and how the eviction process works.
Belmont does not have its own rent control or just-cause eviction ordinance. Renters here are covered by California's statewide Tenant Protection Act of 2019 (AB 1482), which sets a rent increase cap and requires landlords to have just cause before evicting tenants who have lived in a unit for at least 12 months. Additional protections covering habitability, security deposits, retaliation, and self-help evictions also apply under California law.
This article is for general informational purposes only and does not constitute legal advice. Laws change frequently — consult a qualified attorney or local legal aid organization for advice specific to your situation.
Belmont has not enacted a local rent stabilization or rent control ordinance. Residential tenants in Belmont are therefore subject to California's statewide rent cap under the Tenant Protection Act of 2019, codified at Civil Code § 1947.12 (AB 1482).
For covered units, AB 1482 limits annual rent increases to no more than 5% plus the local Consumer Price Index (CPI) percentage change, with an absolute ceiling of 10% in any 12-month period. Single-family homes sold by corporate landlords, condominiums, and units built within the past 15 years are generally exempt. If your unit is exempt, your landlord may raise rent by any amount, provided proper notice is given.
If you believe a rent increase violates the state cap, contact the Legal Aid Society of San Mateo County or Project Sentinel for guidance.
Rent Cap (AB 1482 — Civ. Code § 1947.12): For covered units, rent increases are capped at 5% + local CPI, not to exceed 10%, per 12-month period. Landlords cannot stack increases across months to circumvent the annual cap.
Just-Cause Eviction (AB 1482 / SB 567 — Civ. Code § 1946.2): Once a tenant has lived in a covered unit for 12 months, the landlord must have just cause to terminate tenancy. At-fault causes include non-payment of rent, material lease violations, and criminal activity. No-fault causes — such as owner move-in or substantial remodel — require the landlord to pay one month's rent in relocation assistance. SB 567 (effective April 1, 2024) tightened the no-fault categories and added penalties for landlord misuse.
Security Deposit Cap (AB 12 — Civ. Code § 1950.5): Effective July 1, 2024, landlords may collect no more than one month's rent as a security deposit for most residential rentals. Deposits must be returned within 21 days of move-out with an itemized written statement of any deductions. Wrongful withholding exposes the landlord to statutory damages up to twice the deposit amount.
Notice Requirements (Civ. Code § 1946.1): Landlords must give 30 days' written notice to terminate a month-to-month tenancy of less than one year, and 60 days' notice for tenancies of one year or more. Tenants may also give 30 days' notice to terminate.
Habitability (Civ. Code §§ 1941.1, 1942): Landlords must maintain rental units in a habitable condition, including functioning plumbing, heat, weatherproofing, and freedom from pest infestation. If a landlord fails to make necessary repairs after proper notice, tenants may have the right to repair-and-deduct (up to one month's rent) or to withhold rent under certain conditions.
Retaliation Prohibition (Civ. Code § 1942.5): Landlords may not retaliate against tenants who exercise their legal rights — such as reporting habitability issues or organizing with other tenants — by raising rent, reducing services, or threatening eviction.
Self-Help Eviction Prohibition (Civ. Code § 789.3): Landlords may not change locks, remove doors, or shut off utilities to force a tenant out. Such actions entitle the tenant to actual damages plus a statutory penalty of $100 per day.
Source-of-Income Protection (Gov. Code § 12955): Landlords may not refuse to rent to a prospective tenant solely because they receive housing vouchers or other lawful sources of income.
Under California Civil Code § 1950.5, as amended by AB 12 (effective July 1, 2024), a landlord in Belmont may collect a security deposit of no more than one month's rent for most unfurnished residential units. (Small landlords who own no more than two single-family homes may still collect up to two months' rent under a limited exemption.)
Within 21 calendar days after the tenant moves out, the landlord must return the unused portion of the deposit along with an itemized written statement explaining any deductions. Allowable deductions include unpaid rent, cleaning costs (if the unit is left dirtier than it was received), and repair of damage beyond normal wear and tear.
If a landlord wrongfully withholds any portion of the deposit, the tenant may sue in Small Claims Court for the withheld amount plus statutory damages of up to twice the withheld sum, plus court costs. Interest on deposits is not required under California state law.
Required Notices: Before filing for eviction, a landlord must serve a written notice. Common notice types include: a 3-Day Notice to Pay Rent or Quit (non-payment), a 3-Day Notice to Cure or Quit (lease violation), a 3-Day Notice to Quit (incurable violation), or a 30/60-Day Notice to Terminate Tenancy for month-to-month tenancies (Civ. Code § 1946.1). If the landlord has a no-fault just-cause reason under AB 1482, a 60-day notice is typically required along with payment of one month's relocation assistance.
Just-Cause Requirement (Civ. Code § 1946.2): For covered units where the tenant has lived for 12 or more months, the landlord must state a lawful just-cause reason in the termination notice. At-fault just-cause reasons include non-payment of rent, lease violations, illegal activity, and subletting without permission. No-fault reasons include owner or family member move-in, intent to demolish or substantially remodel, and withdrawal of the unit from the rental market.
Unlawful Detainer (Court Process): If the tenant does not comply with the notice, the landlord may file an Unlawful Detainer (UD) lawsuit in San Mateo County Superior Court. The tenant has 5 business days from being served the UD summons to file a written response. If the tenant does not respond, the landlord may obtain a default judgment. If the tenant responds, the case proceeds to a hearing. A writ of possession is required before the Sheriff can remove a tenant — the landlord cannot remove the tenant without one.
Self-Help Eviction Prohibited (Civ. Code § 789.3): A landlord may never lock out a tenant, remove doors or windows, or shut off utilities as a means of forcing them to leave. These acts are illegal and entitle the tenant to actual damages plus $100 per day in statutory penalties.
San Mateo County Resources: The San Mateo County Superior Court offers a Landlord/Tenant Self-Help Clinic. Tenants who receive a UD summons should contact the Legal Aid Society of San Mateo County immediately at (650) 517-8911 to avoid missing critical deadlines.
This article is provided for general informational purposes only and does not constitute legal advice. Tenant-landlord laws change frequently; the information above reflects our best understanding as of May 2026 but may not reflect recent legislative or regulatory changes. Always verify current laws with a qualified California attorney or contact a local legal aid organization before taking action. RentCheckMe.com is not a law firm and no attorney-client relationship is created by reading this article.
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