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South Pasadena is a small city in Los Angeles County that does not have its own rent control ordinance. In February 2025, the City Council formally declined to adopt rent stabilization after reviewing a 2024 city-commissioned study. Renters in South Pasadena therefore rely primarily on California statewide protections, including the Tenant Protection Act of 2019 (AB 1482) for rent caps and just-cause eviction requirements.
South Pasadena does have a meaningful local tenant protection: an amended Just Cause for Eviction Ordinance that took effect December 15, 2023. That ordinance removed 'intent to substantially remodel' as a no-fault ground for eviction and established clear rules requiring landlords to provide housing or relocation assistance whenever repairs render a unit temporarily uninhabitable.
California's security deposit law (AB 12, effective July 1, 2024) also benefits South Pasadena renters by capping deposits at one month's rent for most residential units, and the state's 21-day return deadline and anti-retaliation protections apply fully here.
South Pasadena does not have a local rent control or rent stabilization ordinance. In February 2025, the City Council rejected adopting one after reviewing a 2024 rent stabilization feasibility study. Tenant advocates had pushed for local rent control for over a decade, but the council found that existing state law adequately addresses rent affordability concerns.
Renters in qualifying units are protected by California's statewide rent cap under the Tenant Protection Act of 2019 (AB 1482, Civ. Code § 1947.12). That law limits annual rent increases to 5% plus the local Consumer Price Index, with a hard cap of 10%, for residential rental units that are more than 15 years old and not otherwise exempt. Exempt properties include single-family homes and condominiums where the owner has provided the required written notice, and housing already subject to a local rent ordinance that provides equal or greater protections.
California's Tenant Protection Act of 2019 (AB 1482) provides two layers of protection for eligible South Pasadena renters. First, Civ. Code § 1947.12 caps annual rent increases at 5% plus the percentage change in the regional CPI, never exceeding 10% total, for covered units. Second, Civ. Code § 1946.2 requires landlords of covered units to have a just cause—either fault-based (e.g., nonpayment of rent, lease violation, criminal activity) or no-fault (e.g., owner move-in, withdrawal from the rental market)—before terminating a tenancy. SB 567 (effective April 1, 2024) strengthened these rules by tightening the requirements for owner move-in and substantial remodel evictions statewide.
California's security deposit law (Civ. Code § 1950.5), as amended by AB 12 (effective July 1, 2024), limits deposits to one month's rent for most residential tenancies. Landlords must return the deposit within 21 days of move-out along with an itemized written accounting. Wrongful withholding exposes landlords to a penalty of up to two times the deposit amount. Tenants also have a right to a pre-move-out inspection.
Additional statewide protections include: the right to habitable housing (Civ. Code §§ 1941.1, 1942), including the tenant's right to repair and deduct for minor defects after proper notice; anti-retaliation protections that prohibit rent increases, reduced services, or eviction in response to a tenant's exercise of legal rights (Civ. Code § 1942.5); prohibition on self-help evictions such as lockouts or utility shutoffs (Civ. Code § 789.3); and source-of-income protection making it illegal to refuse to rent to a tenant because of their housing voucher or subsidy (Gov. Code § 12955).
South Pasadena has a local Just Cause for Eviction Ordinance that was significantly amended and took effect on December 15, 2023. The ordinance made two key changes. First, it eliminated 'intent to substantially remodel' as a permissible no-fault just-cause ground for eviction, addressing a loophole that landlords had used to displace long-term tenants under the guise of cosmetic upgrades. Cosmetic improvements alone do not qualify as grounds for eviction under this ordinance.
Second, the amended ordinance added a dedicated section on tenant protections for necessary and substantial repairs. 'Necessary and substantial repairs' are defined as repairs required to bring a property into legal compliance, abatement of hazardous materials, or remediation of genuinely uninhabitable conditions. Under this section, landlords who must perform such repairs must either keep tenants housed during the work or—if the unit becomes temporarily uninhabitable—pay temporary relocation assistance for the duration of the displacement.
For no-fault evictions that are still permitted (such as owner move-in), landlords must provide at least one month's rent in relocation assistance. When a property is sold, a sale alone does not justify eviction; new owners must honor existing leases and may invoke owner move-in only if the new owner will own at least 50% of the property and personally occupy the unit for at least three years. Tenants who receive an eviction notice they believe violates the local ordinance should contact a local tenant rights organization promptly, as deadlines to respond are strict.
Under California law (Civ. Code § 1950.5), as amended by AB 12 (effective July 1, 2024), South Pasadena landlords may charge a maximum security deposit of one month's rent for most unfurnished residential units. The prior two-month cap for unfurnished units was reduced by AB 12; small landlords (owning no more than two residential properties with no more than four total units) may still charge up to two months' rent.
Within 21 calendar days after a tenant vacates, the landlord must return the entire deposit or provide a written itemized statement of deductions along with any remaining balance and copies of receipts for repairs or cleaning exceeding $125. Deductions are permitted only for unpaid rent, damage beyond normal wear and tear, and reasonable cleaning costs if the unit is not left in the same condition as at move-in. A landlord who wrongfully withholds any portion of the deposit may be liable for the amount wrongfully withheld plus a statutory penalty of up to two times that amount (Civ. Code § 1950.5(l)). Tenants have the right to request a pre-move-out inspection to identify any issues before vacating.
Before a landlord can remove a tenant in South Pasadena, they must satisfy both state and local just-cause requirements for covered tenancies. Under Civ. Code § 1946.2 (AB 1482), tenants who have lived in a unit for at least 12 months are entitled to just cause before eviction. Just cause falls into two categories: fault-based (nonpayment of rent, material lease violation, nuisance, illegal activity, refusal to allow lawful entry) and no-fault (owner or qualifying family member move-in, withdrawal from the rental market under the Ellis Act, substantial remodel meeting state standards, or government order).
South Pasadena's local ordinance (effective December 15, 2023) removes 'intent to substantially remodel' as a standalone no-fault basis in the city, narrowing it to situations involving genuine legal-compliance repairs, hazardous material abatement, or truly uninhabitable conditions—with accompanying relocation obligations.
Proper notice is required before any eviction can proceed. For a month-to-month tenancy, 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 (Civ. Code § 1946.1). For nonpayment of rent, the landlord must first serve a 3-Day Notice to Pay Rent or Quit. For a curable lease violation, a 3-Day Notice to Cure or Quit is required. Only after the notice period expires without compliance may the landlord file an unlawful detainer (eviction) lawsuit in Superior Court. A tenant has five business days to respond to the court summons. Self-help evictions—including changing locks, removing doors or windows, or shutting off utilities to force a tenant out—are strictly prohibited under Civ. Code § 789.3 and expose the landlord to actual damages plus a penalty of $100 per day.
Disclaimer: This article is for general informational purposes only and does not constitute legal advice. Tenant and landlord rights can change as laws are amended and new ordinances are enacted. Renters facing eviction, habitability problems, or disputes about deposits or rent increases should consult a qualified attorney or contact a local legal aid organization for advice specific to their situation.
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