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Orinda is a residential city in Contra Costa County in the East Bay. The city has not enacted a local rent control or rent stabilization ordinance, meaning tenants rely on California's statewide Tenant Protection Act (AB 1482) for rent increase limits and just-cause eviction protections.
California's AB 1482 (Civ. Code §§ 1946.2, 1947.12) covers most multi-family units built before January 1, 2005, and limits annual rent increases while requiring landlords to have a valid reason before terminating a tenancy of 12 months or more. Single-family homes and condos owned by individual (non-corporate) landlords are generally exempt if proper notice is given.
Beyond AB 1482, all Orinda renters benefit from California's habitability standards, security deposit protections, anti-retaliation provisions, and the prohibition on self-help evictions. Tenants who believe their rights have been violated should contact Bay Area Legal Aid or another Contra Costa County resource for guidance.
Orinda has no local rent control or rent stabilization ordinance. The city's municipal code does not cap rents beyond what California state law requires. Landlords renting units that are exempt from AB 1482—such as qualifying single-family homes and condos, new construction built within the last 15 years, and certain affordable-housing units—may raise rents without a statutory cap, subject only to lease terms and proper notice.
If you are unsure whether your unit is covered by AB 1482, contact Bay Area Legal Aid at (800) 551-5554 or review California Civil Code § 1947.12 for the full list of exemptions.
Rent Cap (AB 1482): California Civil Code § 1947.12 limits annual rent increases for covered units to 5% plus the regional Consumer Price Index (CPI), with a hard ceiling of 10%. For the San Francisco-Oakland-Hayward metro area (which includes Orinda), the applicable CPI for August 2025 through July 2026 is 1.3%, making the maximum allowable increase 6.3% for that period. Only one increase per 12-month period is permitted.
Just-Cause Eviction (AB 1482 / SB 567): Under Civ. Code § 1946.2, landlords cannot terminate a tenancy of 12 months or more without just cause. At-fault reasons include non-payment of rent, lease violations, and criminal activity on the premises. No-fault reasons—such as owner move-in or substantial remodel—require 60 days' notice and, in most cases, one month's relocation assistance. SB 567 (effective April 1, 2024) strengthened enforcement of no-fault just-cause requirements.
Habitability: Landlords must maintain rental units in a habitable condition under Civ. Code §§ 1941.1 and 1942. If a landlord refuses to make necessary repairs, tenants may have the right to repair-and-deduct or to withhold rent after proper notice.
Anti-Retaliation: Civ. Code § 1942.5 prohibits landlords from retaliating against tenants who exercise legal rights, such as requesting repairs or contacting a housing agency.
Source-of-Income Protection: Under Gov. Code § 12955, landlords may not refuse to rent to prospective tenants solely because they use a housing voucher or other lawful source of income.
No Self-Help Evictions: Civ. Code § 789.3 prohibits landlords from locking out tenants, removing doors or windows, or shutting off utilities to force a tenant to vacate. Violations can result in substantial penalties.
California law (Civ. Code § 1950.5, as amended by AB 12 effective July 1, 2024) limits security deposits to one month's rent for most residential tenancies, regardless of whether the unit is furnished. Limited exceptions exist for small individual landlords who own no more than two residential properties totaling no more than four units.
Landlords must return the deposit—along with an itemized written statement of any deductions—within 21 days of the tenant vacating the unit. Allowable deductions are limited to unpaid rent, cleaning costs to restore the unit to its move-in condition (accounting for normal wear and tear), and repair of damage beyond normal wear and tear. Landlords who wrongfully withhold a deposit may be liable for the withheld amount plus up to twice that amount as a penalty.
Notice Requirements: Before filing an eviction lawsuit (unlawful detainer), a landlord must serve the tenant with proper written notice. For non-payment of rent, the landlord must serve a 3-day notice to pay or quit. For other lease violations, the notice period ranges from 3 to 30 days depending on the violation. For no-fault terminations, tenants who have lived in the unit less than one year receive 30 days' notice; those who have lived there one year or more receive 60 days' notice (Civ. Code § 1946.1).
Just-Cause Protection: If a tenant has resided in the unit for at least 12 months and the unit is covered by AB 1482 (Civ. Code § 1946.2), the landlord must state a valid just-cause reason in the termination notice. No-fault evictions—such as owner move-in or demolition—generally require relocation assistance equal to one month's rent.
Court Process: If a tenant does not vacate after proper notice, the landlord must file an unlawful detainer action in Contra Costa County Superior Court. A tenant has 5 business days to respond after being served with the summons and complaint. Self-help evictions (lockouts, utility shutoffs) are illegal under Civ. Code § 789.3.
Disclaimer: This article is for general informational purposes only and does not constitute legal advice. Tenant and landlord rights can be complex and fact-specific. Laws may have changed since publication. Consult a licensed California attorney or a qualified legal aid organization for advice about your specific situation.
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