Tenant Rights in San Bruno, California (2026 Guide)

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Key Takeaways

No local rent control. Covered units fall under AB 1482 statewide cap: 5% + local CPI, maximum 10% per year (Civ. Code § 1947.12).
Landlords must return your deposit within 21 days of move-out with an itemized statement. Most landlords are limited to a 1-month deposit cap under AB 12 (Civ. Code § 1950.5).
30 days' written notice for tenancies under one year; 60 days' notice for tenancies of one year or more (Civ. Code § 1946.1).
After 12 months of tenancy, AB 1482 requires just cause to evict — either at-fault or no-fault reasons as defined in Civ. Code § 1946.2.
Legal Aid Society of San Mateo County, San Mateo County Superior Court Landlord/Tenant Clinic, Bay Area Legal Aid

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1. Overview: Tenant Rights in San Bruno

San Bruno is a city of approximately 44,000 residents on the San Francisco Peninsula in San Mateo County, situated between San Francisco International Airport and the city of South San Francisco. The city has a diverse mix of housing — including apartments, condominiums, and single-family rentals — and a significant portion of its population rents. Common questions from San Bruno tenants involve rent increases, security deposits, repair obligations, and eviction procedures.

San Bruno does not have a local rent-control or rent-stabilization ordinance. In December 2019, the San Bruno City Council unanimously chose not to adopt an urgency ordinance that would have mirrored state-level tenant protections, relying instead on California's statewide Tenant Protection Act (AB 1482). That statewide law provides important baseline protections for most renters, including a cap on annual rent increases and a just-cause eviction requirement after 12 months. East Palo Alto is the only jurisdiction in San Mateo County with a rent stabilization ordinance; San Bruno is not among them.

This guide is for general informational purposes only and is not legal advice. Laws change, and how they apply to your situation depends on the specific facts of your tenancy. For personalized guidance, contact a licensed California attorney or one of the free legal aid organizations listed below.

2. Does San Bruno Have Rent Control?

San Bruno has no local rent control ordinance. The city has not enacted any rent-stabilization or rent-control law. In late 2019, the San Bruno City Council declined to pass an emergency renter-protection ordinance, opting instead to let state law govern. As an incorporated city, the San Mateo County unincorporated-area tenant protections do not apply to San Bruno residents.

Instead, renters in covered units are subject to California's statewide rent cap under the Tenant Protection Act of 2019 (AB 1482), codified at Civil Code § 1947.12. For the August 2025 – July 2026 period, the maximum allowable increase for covered units is 5% plus local CPI — up to a maximum of 10% per 12-month period. Landlords may not impose multiple increases within a year that together exceed this cap.

Important exemptions apply: single-family homes and condos are generally exempt if the landlord provides the required statutory notice; units built within the last 15 years are exempt; and certain other categories (such as units subject to deed-based affordability restrictions and owner-occupied duplexes) are also exempt. If your unit is exempt from AB 1482, there is no statutory cap on rent increases beyond what your lease provides.

3. California State Tenant Protections That Apply in San Bruno

Even without a local ordinance, San Bruno renters benefit from a robust set of California state protections:

Rent cap — AB 1482 (Civ. Code § 1947.12): For covered units, annual rent increases are capped at 5% plus the regional CPI, with a hard ceiling of 10%. Landlords may not raise rent more than twice per year, and the combined increases must stay within the cap.
Just-cause eviction — AB 1482 / SB 567 (Civ. Code § 1946.2): Once you have lived in a covered unit for 12 months, your landlord must have a legally recognized reason to terminate your tenancy. At-fault reasons include non-payment of rent and material lease violations. No-fault reasons include owner or family member move-in, substantial remodel, and demolition. SB 567, effective April 1, 2024, tightened enforcement of no-fault just-cause evictions and added relocation assistance requirements for no-fault terminations.
Security deposit cap — AB 12 (Civ. Code § 1950.5): As of July 1, 2024, most landlords may collect no more than one month's rent as a security deposit. A limited exception applies to small landlords who own no more than two residential properties totaling no more than four units.
Security deposit return (Civ. Code § 1950.5): Landlords must return the deposit — along with an itemized written statement of any deductions — within 21 days after the tenant vacates. Wrongful withholding can expose the landlord to a civil penalty of up to twice the deposit amount in addition to actual damages.
Notice to terminate (Civ. Code § 1946.1): For month-to-month tenancies, landlords must give 30 days' notice if the tenant has lived there less than one year, or 60 days' notice if the tenant has lived there one year or more.
Habitability (Civ. Code §§ 1941.1, 1942): Landlords must maintain rental units in a fit and habitable condition — including working heat, plumbing, weatherproofing, and freedom from significant pest infestations. If a landlord fails to make necessary repairs after written notice, tenants may have the right to repair-and-deduct (up to one month's rent) or to terminate the lease.
Anti-retaliation (Civ. Code § 1942.5): A landlord may not raise rent, reduce services, or pursue eviction in retaliation for a tenant's complaint to a code-enforcement agency, request for repairs, or exercise of any legal tenant right.
Source-of-income protection (Gov. Code § 12955): Landlords may not refuse to rent or impose different terms based on a prospective tenant's lawful source of income, including housing vouchers (Section 8).
No self-help eviction (Civ. Code § 789.3): A landlord is prohibited from locking out a tenant, removing doors or windows, or shutting off utilities to force a tenant to leave. Violation entitles the tenant to actual damages plus a penalty of $100 per day for each day of the violation.

4. Security Deposit Rules in San Bruno

Security deposits for San Bruno rentals are governed by California Civil Code § 1950.5, as amended by AB 12 (effective July 1, 2024):

Deposit cap: For most landlords, the maximum security deposit is one month's rent for both furnished and unfurnished units. A limited exception applies to small landlords who own no more than two residential properties totaling no more than four units — those landlords may collect up to two months' rent (three months for furnished units) if the tenant is not active military.
Return deadline: The landlord must return your deposit — along with an itemized written statement of any deductions — within 21 days after you vacate and return possession of the unit.
Permissible deductions: Landlords may only deduct for unpaid rent, costs to repair damage beyond normal wear and tear, and cleaning costs to restore the unit to the same level of cleanliness it was in at move-in.
Penalty for wrongful withholding: If a landlord acts in bad faith by wrongfully withholding all or part of your deposit, you may recover the amount wrongfully withheld plus a civil penalty of up to twice that amount, in addition to actual damages and attorney's fees (Civ. Code § 1950.5(l)).

Protect yourself by conducting a move-in walkthrough, taking dated photographs, and providing your forwarding address in writing when you move out.

5. Eviction Process and Your Rights in San Bruno

Evicting a tenant in San Bruno requires following California's formal court process — there is no legal shortcut. Here is what both landlords and tenants need to know:

Just-cause requirement (Civ. Code § 1946.2): If you have lived in a covered unit for 12 months or more, your landlord must have a legally valid reason to end your tenancy. At-fault just-cause reasons include non-payment of rent, material lease violations, subletting without permission, refusal to allow lawful entry, and criminal activity on the property. No-fault just-cause reasons include owner or family member move-in, substantial remodel, demolition, and withdrawal of the unit from the rental market. For no-fault terminations, the landlord must generally provide relocation assistance equal to one month's rent (SB 567, effective April 1, 2024).
Notice periods: For non-payment of rent, the landlord must serve a 3-day notice to pay or quit. For curable lease violations, a 3-day notice to cure or quit is required. For no-fault terminations on month-to-month tenancies, the notice period is 30 days (less than 1 year of tenancy) or 60 days (1 year or more) under Civ. Code § 1946.1.
Unlawful detainer (court) process: If the tenant does not comply with the notice, the landlord files an unlawful detainer lawsuit in the San Mateo County Superior Court. The tenant has 5 business days to respond after being served. If the landlord prevails, the court issues a judgment and a writ of possession — only the Sheriff may physically remove the tenant.
Self-help eviction prohibited (Civ. Code § 789.3): Landlords cannot change locks, remove doors or windows, or cut off electricity, gas, water, or other utilities to force a tenant out. A landlord who does so is liable for actual damages plus $100 per day per violation, plus attorney's fees. If you are locked out or have utilities cut off illegally, contact local law enforcement and a tenant-rights organization immediately.

If you receive an eviction notice, do not ignore it — deadlines are very short. Contact the Legal Aid Society of San Mateo County at (650) 517-8911 or visit the San Mateo County Superior Court Landlord/Tenant Clinic for free legal assistance.

6. Resources for San Bruno Tenants

Legal Aid Society of San Mateo County — Free civil legal aid for income-eligible residents of San Mateo County, including eviction defense and landlord-tenant disputes. Housing hotline: (650) 517-8911.
San Mateo County Superior Court — Landlord/Tenant Clinic — Free self-help clinic for tenants and landlords navigating unlawful detainer cases. Clinics held at multiple locations in the county.
San Mateo County — Tenant Protections and Rights — Official county resource covering state and county tenant rights, habitability standards, and referrals for housing assistance.
City of San Bruno — Tenant Resources — City-maintained page linking to housing assistance, rental resources, and eviction-prevention programs for San Bruno residents.
California Attorney General — Landlord-Tenant Issues — Official state resource covering tenant rights, complaint processes, and guidance on California landlord-tenant law.
California Department of Housing and Community Development — Tenant Resources — State agency resource hub with information on renter protections, AB 1482, AB 12, and housing programs.

Disclaimer: This article is for general informational purposes only and does not constitute legal advice. Landlord-tenant laws change frequently, and how any law applies to your specific situation depends on the facts of your case. Always verify the current text of cited statutes and consult a licensed California attorney or a qualified legal aid organization before taking action. RentCheckMe.com is not a law firm and cannot provide legal representation.

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Frequently Asked Questions

Does San Bruno have rent control?

No. San Bruno does not have a local rent control or rent stabilization ordinance. In December 2019, the San Bruno City Council unanimously declined to adopt an emergency renter-protection measure, leaving tenants reliant on California's statewide Tenant Protection Act (AB 1482), codified at Civil Code § 1947.12. East Palo Alto is the only city in San Mateo County with its own rent stabilization ordinance.

How much can my landlord raise my rent in San Bruno?

For units covered by California's AB 1482, your landlord may raise the rent by no more than 5% plus the regional Consumer Price Index (CPI), with an absolute maximum of 10% per 12-month period (Civ. Code § 1947.12). The allowable increase is recalculated each year based on CPI data. Landlords may only raise rent twice per year, and both increases combined must stay within the annual cap. Units built within the past 15 years, single-family homes and condos with proper landlord notice, and certain affordable-housing units are exempt from this cap — if your unit is exempt, there is no statutory limit on increases.

How long does my landlord have to return my security deposit in San Bruno?

Your landlord must return your security deposit — along with an itemized written statement of any deductions — within 21 calendar days after you vacate and return possession of the unit (Civ. Code § 1950.5). If the landlord fails to do so or wrongfully withholds any portion, you may sue for the amount withheld plus a civil penalty of up to twice that amount, in addition to actual damages and attorney's fees. As of July 1, 2024, AB 12 limits most landlords to collecting no more than one month's rent as a deposit.

What notice does my landlord need before evicting me in San Bruno?

The required notice period depends on the reason for eviction. For non-payment of rent, landlords must serve a 3-day notice to pay or quit. For curable lease violations, a 3-day notice to cure or quit is required. For no-fault terminations (such as owner move-in or substantial remodel), month-to-month tenants are entitled to 30 days' notice if they have lived there less than one year, or 60 days' notice if they have lived there one year or more (Civ. Code § 1946.1). Under AB 1482 (Civ. Code § 1946.2), if you have occupied a covered unit for 12 or more months, your landlord must also have a legally recognized just cause to terminate your tenancy at all.

Can my landlord lock me out or shut off utilities in San Bruno?

No. California law strictly prohibits self-help evictions. Under Civil Code § 789.3, a landlord may not change the locks, remove doors or windows, or willfully interrupt electricity, gas, water, or other utilities to force a tenant to leave. Doing so exposes the landlord to liability for your actual damages plus a civil penalty of $100 per day for each day the violation continues, plus attorney's fees. If your landlord locks you out or cuts off your utilities, document everything, contact local law enforcement, and reach out to the Legal Aid Society of San Mateo County at (650) 517-8911.

What can I do if my landlord refuses to make repairs in San Bruno?

California law (Civ. Code §§ 1941.1, 1942) requires landlords to maintain rental units in a habitable condition — including working plumbing, heating, electrical systems, waterproofing, and freedom from significant pest infestations. If your landlord fails to make necessary repairs after you provide written notice, you may have several options: (1) the repair-and-deduct remedy, which allows you to hire a contractor and deduct the cost from rent (up to one month's rent, and only after proper notice); (2) rent withholding in an escrow account; or (3) terminating the lease if the uninhabitable condition is severe. You may also file a complaint with the City of San Bruno's code enforcement division. Consult a legal aid attorney before withholding rent, as procedures must be followed carefully to avoid eviction.

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