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Imperial Beach is a small coastal city of roughly 27,000 residents in southern San Diego County, bordered by Tijuana to the south and the Pacific Ocean to the west. Renters in Imperial Beach commonly ask whether the city has rent control, what notice is required before eviction, and how to get help if a landlord refuses to make repairs.
The city adopted Ordinance No. 2025-1253 in February 2025, establishing one of San Diego County's strongest local just-cause eviction frameworks. The ordinance took effect on March 22, 2025 and runs through January 1, 2030 unless extended. Tenants are also protected by California's statewide Tenant Protection Act (AB 1482), which caps rent increases and requires just cause for covered units.
This article is for informational purposes only and does not constitute legal advice. Laws change frequently — consult a licensed California attorney or contact a local legal aid organization to understand how these rules apply to your specific situation.
Imperial Beach does not have a local rent-control ordinance that caps rent increases below the state standard. However, many Imperial Beach rental units are covered by California's statewide AB 1482 (Tenant Protection Act of 2019), codified at Civ. Code § 1947.12. Under AB 1482, annual rent increases for covered units are capped at 5% plus the local Consumer Price Index (CPI), with a maximum of 10% per year. Only one rent increase is permitted per 12-month period.
AB 1482 does not apply to all units. Common exemptions include single-family homes and condos where the owner provides a proper exemption notice, buildings constructed within the last 15 years, and owner-occupied duplexes. Tenants should confirm whether their unit qualifies by reviewing Civ. Code § 1947.12 or consulting a tenant-rights organization.
California provides several layers of protection for renters throughout the state, all of which apply in Imperial Beach:
Just Cause Eviction (Civ. Code § 1946.2): Landlords covered by AB 1482 must have a legally recognized reason — either at-fault (e.g., nonpayment of rent, lease violation) or no-fault (e.g., owner move-in, substantial remodel) — to terminate a tenancy. SB 567 (effective April 1, 2024) tightened these rules, requiring landlords to occupy the unit for at least 12 months after an owner-move-in eviction and imposing stricter conditions on renovation-based evictions.
Security Deposits (Civ. Code § 1950.5): Landlords must return deposits within 21 days of move-out along with an itemized statement. AB 12 (effective July 1, 2024) limits security deposits to a maximum of 1 month's rent for most residential tenancies. Wrongful withholding can result in a penalty of up to 2 times the deposit amount in addition to actual damages.
Habitability (Civ. Code §§ 1941.1, 1942): Landlords must maintain rental units in a habitable condition. If a landlord fails to make necessary repairs after reasonable notice, tenants may have the right to repair and deduct costs from rent (up to one month's rent) or vacate and terminate the lease without penalty.
Retaliation Protections (Civ. Code § 1942.5): Landlords may not retaliate against tenants who exercise their legal rights, such as requesting repairs or contacting housing authorities. Retaliatory rent increases, terminations, or reductions in services are prohibited.
Source-of-Income Discrimination (Gov. Code § 12955): Landlords may not refuse to rent to a tenant or impose different terms because the tenant uses a Section 8 voucher or other government rental subsidy.
Self-Help Evictions Prohibited (Civ. Code § 789.3): Landlords may not lock out tenants, remove doors or windows, or shut off utilities as a means of forcing a tenant out. Such actions expose the landlord to actual damages plus a penalty of $100 per day for each day of violation.
Imperial Beach adopted Ordinance No. 2025-1253 on February 19, 2025 (effective March 22, 2025), establishing a local Just Cause for Termination of Residential Tenancy ordinance that supplements and, in many respects, strengthens the state's AB 1482 framework. The ordinance applies to most residential rental units in the city and runs through January 1, 2030 unless the City Council extends it.
Covered and Exempt Units: The ordinance covers most residential rentals. Exemptions include single-family homes where the owner occupies and rents no more than 2 rooms, owner-occupied duplexes, subsidized housing (other than Section 8 voucher holders), hotels, licensed short-term rentals, mobilehomes covered by the Mobilehome Residency Law, and school-owned housing.
At-Fault Just Cause Reasons include nonpayment of rent, uncured lease violations, nuisance behavior, criminal activity at the property, unauthorized subletting, refusal to allow lawful access, and unlawful use of the premises.
No-Fault Just Cause Reasons include owner or family-member move-in (as primary residence), withdrawal from the rental market, compliance with a government or court order, and substantial remodel or demolition. Importantly, the ordinance defines substantial remodel as replacement or substantial modification of any structural, electrical, plumbing, or mechanical system requiring a permit — cosmetic work such as painting, decorating, flooring replacement, and cabinet, counter, or window replacement does not qualify.
Relocation Assistance: For no-fault terminations, all landlords must pay at least 1 month's actual rent. For buildings with 15 or more units, landlords must pay an additional month (2 months total for substantial-remodel/demolition evictions), plus a third month if the tenant is elderly or disabled. Payment must be made within 15 calendar days of service of the notice or the last day of legal occupancy, whichever comes first.
Section 8 Tenants: Landlords must provide 90 days' notice to Section 8 voucher holders facing no-fault terminations, and source-of-income status does not exempt a unit from coverage.
Notice Filing Requirement: Landlords must file a copy of any eviction notice with the City of Imperial Beach within 3 business days of serving the tenant. The tenant must also receive a full copy of the ordinance at the time notice is served. The City maintains a Mandatory Eviction Notice Filing Page for this purpose.
Tenant Remedies: Tenants may bring a civil action for actual damages, attorney fees, up to treble damages for willful violations, and punitive damages.
Under California Civil Code § 1950.5, landlords in Imperial Beach must return a tenant's security deposit — along with an itemized written statement of any deductions — within 21 calendar days after the tenant vacates the unit.
Deposit Cap (AB 12, effective July 1, 2024): For most new residential tenancies entered into on or after July 1, 2024, the maximum security deposit is limited to 1 month's rent, regardless of whether the unit is furnished. Small landlords (individuals who own no more than 2 residential rental properties with a combined total of no more than 4 dwelling units) may still collect up to 2 months' rent until July 1, 2025.
Permissible Deductions: Landlords may deduct for unpaid rent, cleaning costs to restore the unit to the condition it was in at move-in (normal wear and tear excluded), and repair of damage caused by the tenant beyond normal wear and tear.
Penalty for Wrongful Withholding: If a landlord withholds a deposit in bad faith, the tenant may be awarded up to 2 times the amount wrongfully withheld, in addition to actual damages and attorney fees (Civ. Code § 1950.5(l)).
In Imperial Beach, the eviction process is governed by both California state law and local Ordinance No. 2025-1253. Landlords must follow all procedural requirements or risk having the eviction dismissed.
Required Just Cause: Under state law (Civ. Code § 1946.2) and the local ordinance, landlords must have a recognized at-fault or no-fault reason to terminate most residential tenancies. At-fault reasons include nonpayment of rent, uncured lease violations, nuisance, criminal activity, and unauthorized subletting. No-fault reasons include owner move-in, withdrawal from the rental market, government-ordered demolition, and substantial remodeling (as narrowly defined by the ordinance).
Notice Periods: For month-to-month tenants, landlords must give 30 days' notice if the tenant has lived there less than 1 year, or 60 days' notice if the tenant has lived there 1 year or more (Civ. Code § 1946.1). Section 8 voucher holders must receive 90 days' notice for no-fault terminations under the local ordinance. For lease violations, landlords must first serve a 3-day notice to cure or quit before proceeding.
Mandatory City Filing: The landlord must provide the tenant with a full copy of the local ordinance and file a copy of the eviction notice with the City of Imperial Beach within 3 business days of serving the tenant (Ordinance No. 2025-1253).
Unlawful Detainer Court Process: If the tenant does not vacate after the notice period expires, the landlord must file an unlawful detainer (UD) lawsuit in San Diego Superior Court. The tenant has the right to respond and contest the eviction. A court hearing will be scheduled; if the landlord prevails, the court will issue a writ of possession, and only the sheriff may physically remove the tenant.
Self-Help Evictions Prohibited (Civ. Code § 789.3): Landlords may never lock out a tenant, remove belongings, shut off utilities, or take any other self-help measures to force a tenant out. Violations expose the landlord to $100 per day in penalties plus actual damages.
This article is for informational purposes only and does not constitute legal advice. Tenant and landlord laws change frequently. The information presented here reflects our research as of May 2026 but may not reflect the most current legal developments. Always verify current law with a licensed California attorney or a qualified tenant-rights organization before taking action.
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