What LA Landlords and Tenants Need to Know Right Now

Los Angeles rental law has shifted on several fronts in 2026. Here's a plain-English rundown of what changed, what's coming, and what it means for you.

Rent Increases Are Getting a New Formula

For RSO-covered units (most buildings with a certificate of occupancy on or before October 1, 1978), the annual allowable increase has been 3% since July 1, 2025, and that rate holds through June 30, 2027.

But the formula behind that number is changing. Starting July 1, 2026, increases will be calculated at 90% of CPI instead of 100%, with a 1% floor and 4% ceiling (down from the old 3% floor / 8% ceiling). In practice, this won't affect the rate landlords can charge through June 2027, since LAHD has already locked in 3% through that date — but it's worth knowing the new math for planning ahead.

Two add-ons also disappeared as of February 2, 2026:

• The extra percentage landlords could tack on for covering tenants' utilities
• The additional 10% increase previously allowed when a dependent was added to a tenancy

Bottom line for landlords: if your rent increase notices still reference utility or dependent add-ons, update them. As of February 2, 2026, those are no longer valid.

Every Rental Now Needs a Working Stove and Fridge

Assembly Bill 628, effective January 1, 2026, added stoves and refrigerators to the state's minimum habitability standards. This applies to any lease that's new, amended, or renewed on or after that date.

If a unit is missing either appliance, or one is broken, an LAHD inspector can issue a Notice to Comply — landlords then get at least 30 days to fix it before facing a possible hearing and fines. Tenants can also opt to supply their own fridge, but that agreement has to be documented in writing at lease signing.

Practical note: this doesn't retroactively apply to leases sitting untouched — it kicks in at the next amendment, renewal, or extension. For month-to-month tenancies, that's effectively now.

Right to Counsel Notices Are Mandatory

Since August 20, 2025, landlords must provide a Notice of Right to Counsel in several situations: at the start of a tenancy (in the tenant's primary language), attached to any eviction notice, attached to any notice terminating a rental subsidy like Section 8, and posted in a common area of the building. Tenants who receive an unlawful detainer summons may qualify for free legal help through Stay Housed LA.

Just Cause Ordinance Basics

The Just Cause Ordinance covers most LA rental properties — including single-family homes and condos — that aren't already under the RSO. It doesn't regulate rent amounts; it simply requires landlords to have a legal reason to end a tenancy, and requires relocation assistance for no-fault evictions (things like owner move-in, demolition, or pulling the unit off the rental market).

A few things agents and owners should know:

• Tenants become protected once their first lease ends, or six months into a new one — whichever comes first.
• Single-family homes are covered, but relocation assistance is lower if the owner is an individual (or a trust/entity controlled by an individual) who owns four units or fewer citywide, plus the SFD itself.
• Condos don't qualify for that reduced relocation amount — they're treated differently from SFDs.
• If a property owner's mailing address doesn't match the property address on file with the Assessor, they'll get an annual JCO registration bill ($31.05 per unit). Owner-occupied properties or those with no rent collected can file an exemption instead of paying — but the exemption only covers the current calendar year.

Eviction Notice Filing Deadlines

Any at-fault notice terminating a tenancy must be filed with LAHD within three business days of being served on the tenant. No-fault evictions require filing with LAHD, paying the required fees, and paying tenant relocation assistance before moving forward.

Security Deposits Can Now Be Returned Electronically (AB 414)

Effective January 1, 2026, AB 414 updates Civil Code §1950.5 to let landlords return security deposits electronically — ACH, Zelle, Venmo, wire transfer, etc. — when the tenant paid rent or the deposit electronically and hasn't agreed in writing to a different method. Paper checks are still fine if that's what's agreed on.

What doesn't change: the 21-day deadline to return the deposit and provide an itemized statement, the requirement to document deductions over $125, and the one-month-rent deposit cap. For multi-tenant leases, the return still generally goes out as a single payment to all tenants unless everyone agrees otherwise in writing.

Practical note: if your lease templates still only reference mailing a paper check, it's worth adding language on electronic return options before year-end.

New Landlord Duties After a Disaster (SB 610)

Effective January 1, 2026, SB 610 spells out landlord obligations when a rental is affected by a declared disaster (wildfire, flood, earthquake, or other event triggering a mandatory evacuation order):

• Rent stops during a mandatory government evacuation order.
• Debris removal is the landlord's job — smoke residue, ash, mold, water damage, and similar contamination. A unit with disaster debris is presumed uninhabitable until a local public health agency confirms otherwise.
• Prepaid rent and deposits must be returned within 10 calendar days if the unit becomes uninhabitable and can't be restored in a reasonable time.
• Tenants have the right to return at their pre-disaster rent once the unit is safe, and the right to terminate the lease without penalty if the unit is destroyed.
• Landlords must notify tenants in writing once remediation is complete and make supporting reports available on request.

This one's especially relevant for South Bay and San Pedro rental owners given regional wildfire exposure — worth reviewing insurance coverage for lost rent during evacuation periods.

Non-Payment Protections Tied to Fair Market Rent

Since March 27, 2023, a landlord can't evict a tenant for falling behind on rent unless the amount owed exceeds the Fair Market Rent (FMR) for that unit's bedroom count. HUD updated FMR values for the LA-Long Beach-Glendale metro area effective May 21, 2026 — worth checking current figures before assuming a balance clears the threshold.

The Takeaway

If you're a landlord in the City of LA, the changes to act on immediately are the appliance requirement (AB 628), the elimination of utility/dependent rent add-ons, and reviewing your lease templates and disaster response plan against AB 414 and SB 610. If you're managing evictions or lease terminations, don't skip the LAHD filing deadlines or Right to Counsel notice requirements — missing either can slow down or jeopardize a case.

This post is for general informational purposes and isn't legal advice. Specific laws and regulations may change at anytime. For guidance specific to your property and the most up to date information and guidance, consult a qualified attorney or contact LAHD directly at 866-557-7368.