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South San Francisco is an incorporated city in San Mateo County and does not have its own local rent control or rent stabilization ordinance. Tenants in South San Francisco rely on California state law for rental protections, including the Tenant Protection Act of 2019 (AB 1482), which imposes statewide rent caps and just-cause eviction requirements for most covered rental units.
State law also governs security deposit limits and returns, required notice periods before termination of tenancy, habitability standards, and anti-retaliation protections. The 2024 updates under AB 12 and SB 567 strengthened these protections further, making California one of the more robust state-level tenant protection frameworks in the country.
Tenants in South San Francisco who need assistance can access free or low-cost legal help from the Legal Aid Society of San Mateo County, Bay Area Legal Aid, and other regional organizations that serve the peninsula.
South San Francisco has no local rent control or rent stabilization ordinance. Unlike cities such as East Palo Alto — the only San Mateo County jurisdiction with its own rent stabilization law — South San Francisco relies entirely on California state law for rent increase limitations.
Under the statewide Tenant Protection Act of 2019 (AB 1482), annual rent increases for covered units are capped at 5% plus the local Consumer Price Index (CPI), with a maximum of 10% in any 12-month period (Civ. Code § 1947.12). This cap applies to most multi-family residential units that are at least 15 years old and are not otherwise exempt (e.g., single-family homes with proper notice of exemption, condos sold separately, or units with a certificate of occupancy issued within the last 15 years).
Landlords of exempt units may raise rents without a cap, but must still provide proper written notice: at least 30 days for increases under 10%, and at least 90 days for increases of 10% or more (Civ. Code § 827).
California provides a comprehensive set of tenant protections that apply in South San Francisco:
Just-Cause Eviction (AB 1482 / SB 567): For covered tenants who have resided in a unit for at least 12 months, landlords must have a valid just cause for eviction (Civ. Code § 1946.2). Just causes include at-fault reasons (nonpayment of rent, lease violation, criminal activity) and no-fault reasons (owner move-in, substantial renovation, withdrawal from the rental market). SB 567, effective April 1, 2024, strengthened no-fault protections by requiring stricter documentation and imposing penalties for landlords who misuse no-fault grounds. No-fault evictions generally require the landlord to pay one month's rent as relocation assistance.
Habitability (Civ. Code §§ 1941.1, 1942): Landlords must maintain rental units in habitable condition — with functioning heating, plumbing, weatherproofing, and freedom from pest infestations. If a landlord fails to repair a serious condition after proper notice, tenants may have the right to repair-and-deduct (up to one month's rent) or to withhold rent.
Retaliation Protections (Civ. Code § 1942.5): Landlords may not raise rent, reduce services, or threaten eviction in retaliation for a tenant exercising legal rights (such as requesting repairs or contacting a government agency). A tenant who proves retaliation may be entitled to actual damages, punitive damages, and attorney's fees.
Source of Income (Gov. Code § 12955): Landlords may not refuse to rent to a tenant based on a lawful source of income, including housing vouchers.
No Self-Help Evictions (Civ. Code § 789.3): A landlord may not lock out a tenant, remove doors or windows, or shut off utilities to force a tenant to leave. Violations entitle the tenant to actual damages plus a civil penalty of up to $100 per day.
Under AB 12, effective July 1, 2024, most California landlords are limited to collecting a security deposit of no more than one month's rent for unfurnished units and one month's rent for furnished units (Civ. Code § 1950.5). Small landlords who are individuals owning no more than two residential properties with a total of four or fewer units retain the prior cap of two months' rent for unfurnished units. Pet deposits are included within these caps.
After a tenancy ends, the landlord must return the deposit within 21 calendar days, along with an itemized written statement of any deductions. Permissible deductions include unpaid rent, cleaning costs (to restore the unit to the condition it was in at move-in), and repair of damages beyond normal wear and tear.
If a landlord wrongfully withholds all or part of a deposit in bad faith, the tenant may sue for up to two times the amount wrongfully withheld in addition to the actual deposit amount (Civ. Code § 1950.5(l)). Small claims court is available for deposit disputes up to $12,500.
In South San Francisco, evictions must follow California's court process — self-help evictions are strictly prohibited (Civ. Code § 789.3).
Step 1 — Written Notice: The landlord must first serve a written notice: a 3-Day Notice to Pay Rent or Quit (for nonpayment), a 3-Day Notice to Cure or Quit (for lease violations), or a 30- or 60-Day Notice to Vacate for no-fault terminations (Civ. Code § 1946.1). Tenants covered by AB 1482 are entitled to relocation assistance for no-fault evictions.
Step 2 — Unlawful Detainer Filing: If the tenant does not comply with the notice, the landlord may file an Unlawful Detainer (UD) lawsuit in San Mateo County Superior Court. The tenant has 5 business days to respond after being served the UD summons.
Step 3 — Court Hearing: If the tenant responds, a hearing is scheduled. Tenants may raise defenses including improper notice, habitability issues, or retaliation. If the landlord prevails, the court issues a judgment and writ of possession.
Step 4 — Lockout: Only a San Mateo County Sheriff's deputy may physically remove a tenant after executing a court-issued writ of possession. A landlord who locks out a tenant without a writ may be liable for actual damages and civil penalties under Civ. Code § 789.3.
Disclaimer: This article is for general informational purposes only and does not constitute legal advice. Tenant-landlord laws change frequently — including local ordinances, state statutes, and court interpretations. For advice specific to your situation, consult a licensed California attorney or contact one of the legal aid organizations listed above.
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