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Costa Mesa is a city of approximately 115,000 residents in Orange County, California. Renters here frequently ask whether the city has rent control, what happens when a landlord wants to evict them, and how much of their security deposit they can recover at move-out.
While Costa Mesa has no traditional rent control ordinance, the city took a significant step in November 2023 by adopting its own Just Cause Residential Tenant Protections Urgency Ordinance, which layers additional eviction safeguards on top of California statewide law. Tenants also benefit from AB 1482's statewide rent cap and AB 12's deposit limit.
This article is for informational purposes only and does not constitute legal advice. Laws change frequently — consult a qualified attorney or legal aid organization for guidance on your specific situation.
Costa Mesa does not have a local rent control or rent stabilization ordinance. The city has not established a rent board, and there is no local cap on rent increases beyond what California state law provides.
Under California's Tenant Protection Act of 2019 (AB 1482, codified at Civil Code § 1947.12), annual rent increases for covered units are limited to 5% plus the local Consumer Price Index, with a maximum of 10% per year. AB 1482 covers most multi-family residential buildings that are more than 15 years old, but excludes single-family homes (unless owned by a corporation or REIT), condominiums sold separately, and certain subsidized housing.
Because Costa Mesa has no stricter local rule, renters in exempt properties — such as newer construction or single-family homes — have no cap on how much their rent can be raised, provided the landlord provides proper advance notice (at least 30 days for increases of 10% or less; 90 days for increases greater than 10%, per Civ. Code § 827).
California provides several baseline protections that apply to Costa Mesa renters regardless of any local ordinance:
Rent Cap (AB 1482 — Civ. Code § 1947.12): Covered units may not have rent increased by more than 5% + local CPI (maximum 10%) in any 12-month period. Landlords may not impose multiple increases within a year that cumulatively exceed the cap.
Statewide Just Cause (AB 1482 / SB 567 — Civ. Code § 1946.2): After 12 months of tenancy, landlords of covered units must have an allowable just-cause reason to terminate tenancy. SB 567 (effective April 1, 2024) tightened enforcement of owner-move-in and substantial-remodel grounds.
Security Deposit (AB 12 — Civ. Code § 1950.5): Effective July 1, 2024, most landlords may collect no more than one month's rent as a security deposit. The deposit must be returned within 21 days of move-out with an itemized statement of deductions. Wrongful withholding can expose the landlord to a penalty of up to twice the deposit amount.
Notice to Vacate (Civ. Code § 1946.1): Month-to-month tenants are entitled to at least 30 days' written notice if they have lived in the unit for less than one year, and at least 60 days' notice if they have lived in the unit for one year or more.
Habitability (Civ. Code §§ 1941.1, 1942): Landlords must maintain rental units in a habitable condition. Tenants may repair and deduct repair costs from rent (up to one month's rent) if the landlord fails to fix serious habitability defects after reasonable notice.
Anti-Retaliation (Civ. Code § 1942.5): Landlords may not retaliate against tenants for exercising their legal rights, including complaining to code enforcement or organizing with other tenants.
No Self-Help Evictions (Civ. Code § 789.3): Landlords are prohibited from locking out tenants, removing doors or windows, or shutting off utilities as a means of forcing a tenant to leave.
Source of Income (Gov. Code § 12955): Landlords may not refuse to rent to someone solely because they use a housing subsidy such as a Section 8 voucher.
Costa Mesa adopted the Just Cause Residential Tenant Protections Urgency Ordinance on November 7, 2023, which took effect immediately. This ordinance provides eviction protections beyond what California state law (AB 1482) requires for covered units, and in some cases applies more broadly.
Just Cause Requirement: A landlord may not terminate a tenancy unless the landlord has one of the ordinance's specified just-cause reasons, which must be stated in the termination notice. The ordinance applies once at least one tenant has occupied the unit for 12 months, or at least one tenant has occupied the unit for 24 months (if multiple tenants have resided there).
At-Fault Just Cause includes: non-payment of rent, breach of a material lease term, nuisance or illegal activity, refusal to allow lawful entry, and similar tenant violations.
No-Fault Just Cause includes: owner or immediate family member move-in, withdrawal of the unit from the rental market (Ellis Act), substantial remodeling or demolition, and compliance with a government order requiring vacancy.
Extended Notice for No-Fault Evictions: For no-fault terminations, Costa Mesa requires a 60-day written notice — double the 30-day state minimum that would otherwise apply to shorter tenancies.
Relocation Assistance: Tenants evicted for no-fault reasons are entitled to relocation assistance equal to one month of the HUD Fair Market Rent (FMR) for Orange County, or a waiver of the final month's rent plus any difference between the FMR and the current rent if FMR is higher. The landlord must pay relocation assistance within 15 days of issuing the termination notice.
Exemptions: The ordinance does not apply to units where the tenant shares bathroom or kitchen facilities with the owner who lives there as their principal residence, certain transient accommodations, housing under government affordability restrictions, and certain newly constructed units.
For questions about the ordinance, the City of Costa Mesa can be reached at evictions@costamesaca.gov.
Security deposit protections for Costa Mesa renters are governed by California Civil Code § 1950.5 and the newer AB 12.
Deposit Cap (AB 12, effective July 1, 2024): For most residential tenancies, a landlord may collect no more than one month's rent as a security deposit. (Prior to July 1, 2024, the cap was two months for unfurnished units and three months for furnished units.) Small landlords who are natural persons and own no more than two residential rental properties with a total of no more than four units may still collect up to two months' rent.
Return Deadline: The landlord must return the deposit (or the unused portion) along with an itemized written statement of any deductions within 21 calendar days after the tenant vacates the unit (Civ. Code § 1950.5(g)).
Allowable Deductions: Landlords may only deduct for unpaid rent, cleaning costs to restore the unit to its condition at move-in (beyond normal wear and tear), and repair of damage caused by the tenant beyond normal wear and tear.
Penalty for Wrongful Withholding: If a landlord wrongfully withholds all or part of the deposit in bad faith, the tenant may recover the deposit amount plus a penalty of up to twice the deposit amount in small claims or civil court (Civ. Code § 1950.5(l)).
Evicting a tenant in Costa Mesa requires following both California state law and the city's own Just Cause Residential Tenant Protections Ordinance (adopted November 7, 2023).
Required Just Cause: After a tenant has lived in a unit for 12 months (or at least one tenant for 24 months in multi-tenant households), the landlord must have a valid at-fault or no-fault just-cause reason to terminate the tenancy and must state that reason in the written notice (Civ. Code § 1946.2; Costa Mesa TPO).
Notice Requirements:
• 3-Day Notice to Pay Rent or Quit — used for non-payment of rent.
• 3-Day Notice to Cure or Quit — used for curable lease violations.
• 3-Day Notice to Quit — used for incurable violations (e.g., illegal activity).
• 30-Day or 60-Day Notice — used for no-fault terminations; Costa Mesa requires a 60-day notice for all no-fault just-cause evictions under the local ordinance.
Relocation Assistance for No-Fault Evictions: The landlord must provide relocation assistance equal to one month of HUD Fair Market Rent for Orange County within 15 days of serving the termination notice.
Unlawful Detainer (Court Process): If the tenant does not vacate after the notice period, the landlord must file an Unlawful Detainer lawsuit in Orange County Superior Court. The tenant has the right to respond and contest the eviction. A judgment for possession followed by a Writ of Possession is required before a sheriff can remove the tenant.
No Self-Help Evictions: A landlord may never lock out a tenant, remove doors or windows, or shut off utilities (water, gas, electricity) to force a tenant out. Doing so is a misdemeanor and exposes the landlord to civil liability under California Civil Code § 789.3.
This article is for general informational purposes only and does not constitute legal advice. Tenant and landlord laws change frequently — ordinances may be amended, court decisions may affect interpretation, and your individual circumstances may vary. Always verify current law with a licensed California attorney or contact a legal aid organization before taking action. RentCheckMe.com is not a law firm and does not provide legal representation.
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