Updated July 2026 | Scott Engle, Broker DRE #01332676 | Realty Management Group | Serving San Diego County Since 2005
Most San Diego landlord losses don't come from the market — they come from a single compliance mistake: a miscalculated rent increase, a missing exemption notice, an improperly served termination, or an undocumented deposit deduction. Any one of them can void an action, trigger refund liability that survives a property sale, or expose the owner to damages many times the rent increase that caused it. This checklist walks every 2026 requirement a San Diego County landlord must meet, in plain language.
San Diego County landlords operate under two possible layers: California's statewide Tenant Protection Act (AB 1482), which applies almost everywhere, and — in three cities only — a local tenant protection ordinance on top of it. Getting both layers right is the difference between a compliant, profitable rental and a costly error. RMG provides flat-fee San Diego property management across the county.
2026 rent cap: The AB 1482 maximum increase is 8.8% through July 31, 2026, then 8.2% for August 1, 2026 through July 31, 2027 (5% plus the San Diego regional CPI, which reset from 3.8% to 3.2%). The cap resets every August 1 — always verify the current figure before serving a notice rather than assuming last year's number still applies.
Quick Answers
What is the maximum rent increase in San Diego in 2026? For AB 1482-covered properties, 8.8% through July 31, 2026, then 8.2% for the August 1, 2026–July 31, 2027 window (5% plus the San Diego regional CPI). The cap never exceeds 10% regardless of CPI.
How much notice is required for a rent increase? 30 days written notice for an increase of 10% or less; 90 days for an increase over 10% (Civil Code §827). Add 5 days if served by mail. Because the 2026 cap is under 10%, covered increases need 30 days.
When does just cause apply? Under state AB 1482, after 12 months of tenancy. But in the City of San Diego, Chula Vista, and Imperial Beach, local ordinances apply stricter rules — in the City of San Diego, just cause applies from day one.
What is the maximum security deposit in California? One month's rent for most landlords since July 1, 2024 under AB 12 (Civil Code §1950.5). A small-landlord exception allows up to two months for natural-person owners of no more than two properties totaling no more than four units.
Which San Diego cities have extra local rules? Only three: the City of San Diego, Chula Vista, and Imperial Beach. Everywhere else in the county — including all unincorporated areas — follows state AB 1482 alone.
Section 1: The Rent Cap — Getting the Number and the Notice Right
AB 1482 (the Tenant Protection Act of 2019, Civil Code §1947.12) caps annual rent increases on covered properties at 5% plus the regional CPI, never exceeding 10%. For San Diego County, that's 8.8% through July 31, 2026, then 8.2% for the following year. The two most common failures here are using the wrong number and using the wrong notice period.
✓ Use the current cap. 8.8% through July 31, 2026; 8.2% from August 1, 2026 through July 31, 2027. The cap recalculates every August 1 from new CPI data — verify it (BLS.gov, Los Angeles-Long Beach-Anaheim region) before every increase rather than reusing last year's figure.
✓ Serve the correct notice period. 30 days for an increase of 10% or less; 90 days for over 10% (Civil Code §827). Add 5 days if mailed. Since the 2026 cap is below 10%, a covered increase needs 30 days.
✓ State the required details. The notice must show the current rent, the new rent, the effective date, and be served by a legally valid method. Missing information, wrong dates, or improper service can invalidate the increase — and expose you to refund claims months later.
✓ Don't bank increases. Unused increases cannot be stacked and applied in a future year, and no increase is permitted until a tenant has occupied the unit for 12 months.
See the full cap math by rent level in the San Diego rent cap guide and the complete exemption framework in the AB 1482 exemptions guide.
Section 2: Just Cause — State Rule and the Three City Exceptions
Just cause means a landlord must have a valid, legally recognized reason to end a tenancy. Under state AB 1482 (Civil Code §1946.2), this applies after 12 months of occupancy. Reasons fall into two categories: at-fault (nonpayment, lease violation, nuisance) and no-fault (owner move-in, substantial remodel, withdrawal from the rental market). No-fault terminations generally require relocation assistance.
✓ State rule (most of the county). Just cause required after 12 months. At-fault and no-fault categories apply; no-fault requires relocation assistance (typically one month's rent).
✓ City of San Diego. The Residential Tenant Protections Ordinance (SDMC §§98.0701–98.0709, effective June 24, 2023) requires just cause from day one of tenancy — not after 12 months — plus city-specific notices and enhanced relocation assistance. The state form alone is not sufficient here.
✓ Chula Vista. The Residential Landlord-Tenant Ordinance adds city-specific just-cause and notice requirements beyond state law.
✓ Imperial Beach. The Just Cause for Termination Ordinance (IBMC Chapter 9.90, effective March 22, 2025) is a renoviction control — cosmetic renovations don't qualify as no-fault grounds, and relocation assistance is required. Set to sunset January 1, 2030 unless extended.
Serving only the state AB 1482 notice in one of these three cities — without the city-specific language — can void the notice entirely. See the full San Diego rent-control and ordinance map.
Section 3: Exemptions — And the Notice That Makes or Breaks Them
Not every property is covered by the AB 1482 rent cap — but claiming an exemption requires meeting two conditions, and missing the second is the single most common and costly exemption error.
✓ New-construction exemption. Properties with a certificate of occupancy issued within the last 15 years are exempt (a rolling window — as of 2026, roughly post-2011).
✓ Single-family home / condo exemption. Available only if the property is NOT owned by a corporation, REIT, or an LLC with a corporate member — AND the written exemption notice was properly provided to the tenant.
✓ The fatal gap. Even an eligible single-family home loses the exemption if the notice wasn't in the lease at signing. Without it, AB 1482 applies for the duration of that tenancy — and it can't be fixed retroactively.
✓ Local overlay still applies. A property exempt from the state rent cap may still be subject to a local TPO if it sits in the City of San Diego, Chula Vista, or Imperial Beach. In the City of San Diego, a city-specific exemption notice is required — the state notice alone is insufficient.
Section 4: Deposits & Documentation
✓ Deposit cap (AB 12). Since July 1, 2024, most landlords may collect no more than one month's rent (Civil Code §1950.5). Small-landlord exception: natural-person owners of ≤2 properties totaling ≤4 units may collect up to two months. Military tenants: always one month maximum.
✓ Deposit photos (AB 2801). Take timestamped photos before move-in, after move-out, and after any repair or cleaning for which you claim a deduction. Provide the itemized statement within 21 days. Without compliant documentation, deposit deductions are unenforceable regardless of actual damage.
✓ Move-in / move-out records. A documented condition baseline at move-in is what makes any later deduction defensible. It can't be reconstructed after the fact.
Section 5: New & Current Laws Every 2026 San Diego Landlord Must Know
✓ AB 628 — appliances (effective Jan 1, 2026). Leases signed, renewed, or amended on or after January 1, 2026 must include a working stove and refrigerator (Civil Code §1941.1), with a 30-day repair window from notice of failure.
✓ AB 2801 — deposit photo documentation. The timestamped-photo and 21-day itemization requirements above.
✓ AB 2493 — screening & application fees (effective Jan 1, 2025). Written screening criteria published before marketing; applications processed in the order received; fees must reflect actual cost and be refunded to applicants not offered a tenancy unless retained as the statute allows.
✓ AB 2747 — rent reporting. Landlords must offer tenants the option to have on-time rent payments reported to a credit bureau, at lease signing and annually thereafter.
✓ AB 12 — deposit cap. One month's rent maximum for most landlords (covered in Section 4).
This is not an exhaustive list of every California rental statute — it's the set most likely to affect a San Diego County residential landlord in 2026. Laws change; verify current requirements before acting.
The 2026 San Diego Landlord Checklist (Recap)
□ Confirm whether your property is AB 1482-covered or exempt — and if exempt, that the written notice was in the lease at signing.
□ Identify your jurisdiction: City of San Diego, Chula Vista, or Imperial Beach (local TPO) vs. everywhere else (state only).
□ Use the correct rent cap: 8.8% through July 31, 2026, then 8.2% — verified against current CPI.
□ Serve the correct notice: 30 days (≤10%) or 90 days (>10%), plus 5 if mailed, with all required details.
□ Confirm just-cause grounds before any termination — day one in the City of San Diego, 12 months under state law.
□ Cap the deposit at one month (AB 12), and document with timestamped photos (AB 2801).
□ Verify a working stove and refrigerator at each new/renewed lease (AB 628).
□ Publish written screening criteria and handle application fees correctly (AB 2493).
□ Offer the rent-reporting option (AB 2747) at signing and annually.
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Frequently Asked Questions
What is the maximum rent increase in San Diego for 2026?
For AB 1482-covered properties, 8.8% through July 31, 2026, then 8.2% for the August 1, 2026 through July 31, 2027 window (5% plus the San Diego regional CPI, capped at 10%). Verify the current figure before serving any notice.
How much notice must I give for a rent increase in California?
30 days written notice for an increase of 10% or less, and 90 days for an increase over 10%, under Civil Code §827 — add 5 days if served by mail. Because the 2026 AB 1482 cap is below 10%, covered increases require 30 days.
When can I evict a tenant in San Diego?
Under state AB 1482, you need just cause — at-fault or no-fault — after 12 months of tenancy. In the City of San Diego, just cause applies from day one under the local ordinance. No-fault terminations generally require relocation assistance. Always confirm your jurisdiction's rules before serving notice.
What is the maximum security deposit I can charge?
One month's rent for most landlords since July 1, 2024 (AB 12, Civil Code §1950.5). Natural-person owners of no more than two properties totaling no more than four units may charge up to two months. Military tenants are always capped at one month.
Is my single-family home exempt from AB 1482?
Only if it is not owned by a corporation, REIT, or corporate-member LLC, AND the written exemption notice was properly provided to the tenant. Miss the notice and the home is treated as covered. A state-exempt home in the City of San Diego, Chula Vista, or Imperial Beach may still be subject to the local ordinance.
Regulatory references current as of July 2026: California AB 1482 (Civil Code §§1947.12, 1946.2), AB 12 and AB 2801 (Civil Code §1950.5), AB 628 (Civil Code §1941.1), AB 2493, AB 2747, Civil Code §827; City of San Diego Municipal Code §§98.0701–98.0709; Chula Vista Residential Landlord-Tenant Ordinance; Imperial Beach Municipal Code Chapter 9.90. Laws and CPI figures change — verify current requirements before acting. This checklist is general information, not legal advice; consult a qualified California landlord-tenant attorney for your specific situation.
About the Author
Scott Engle is a California licensed real estate broker (DRE #01332676, licensed since 2003) and principal of Realty Management Group (Corp DRE #02075336), a flat-fee San Diego property management company serving San Diego County since 2005. RMG manages 400+ units countywide, with more than $500M in assets managed and 1,000+ transactions completed — tracking rent-cap, exemption, and just-cause compliance on every one. Flat fee: $199/month for 1–3 units, $179/month per unit for 4–16 units, with no leasing, renewal, or maintenance-markup fees.
Want This Checklist Run on Your Property — Free?
For your San Diego rental, at no cost, we will:
- Confirm your AB 1482 coverage or exemption status
- Identify which jurisdiction's rules apply to your address
- Check that your rent, notice, and lease language are 2026-compliant
- Flag deposit, documentation, or appliance-compliance gaps
- Provide a written analysis — no obligation
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