San Diego Landlord Rules at a Glance (2026)
Reviewed by Brendan McKee, Managing Broker, DRE #01882732, on October 21, 2026.
San Diego landlords follow two layers of rules: California state law, which applies everywhere in the county, and local ordinances that apply only inside a particular city. Inside the City of San Diego, the main local rules are the Tenant Protection Ordinance (just cause from day one), the Rental Unit Business Tax and the short-term rental license. Chula Vista and Imperial Beach have their own tenant ordinances, and as of October 2026 the whole county is also under a temporary emergency limit on rent increases.
Key takeaways
- "San Diego" can mean the City or the County. City of San Diego ordinances do not apply in Coronado, Chula Vista, National City, La Mesa, Imperial Beach or unincorporated areas such as Bonita.
- Inside the City, just cause is required from the start of a tenancy over 30 days, and no-fault terminations require two or three months' rent in relocation.
- The state rent cap for San Diego County is 8.2% for increases effective August 1, 2026 to July 31, 2027.
- As of October 2026, Penal Code § 396 generally limits rent increases, including at turnover, to 10% above the pre-emergency amount across San Diego County stated to run through November 14, 2026; check whether it has been extended.
The rules in one table
| Rule | What it requires | Where it applies | Source |
|---|---|---|---|
| Tenant Protection Ordinance | Just cause from the start of a tenancy over 30 days; relocation of 2 months' rent (3 if 62+ or disabled) for no-fault terminations | City of San Diego | SDMC §§ 98.0701 to 98.0710 |
| Rental Unit Business Tax | Annual tax: $50 base plus $5 per unit for 1 to 10 units, plus a $4.00 state fee; due generally March 1 | City of San Diego | City Treasurer |
| Short-term rental license (STRO) | Tiered license, TOT registration, 90-day minimum use for whole-home tiers | City of San Diego | SDMC ch. 5, art. 10, div. 1 |
| ADU rental minimum | No ADU rental for less than 31 consecutive days; no ADU short-term rentals | City of San Diego | SDMC § 141.0302(b)(8) |
| Chula Vista tenant protection | Just cause from day one; own relocation rules; notice to the City within 3 business days | Chula Vista | CVMC ch. 9.65 |
| Imperial Beach just cause | Just cause after 12 months; termination notices filed with the City within 3 business days | Imperial Beach | IBMC ch. 9.90 |
| State just cause | Just cause after 12 months of occupancy; 1 month's rent relocation for no-fault | California, where no local ordinance displaces it | Civil Code § 1946.2 |
| State rent cap | 5% plus local CPI, or 10%, whichever is lower; 8.2% in San Diego County for Aug 1, 2026 to Jul 31, 2027 | California (figure is for San Diego County) | Civil Code § 1947.12 |
| Emergency rent limit | Generally no increase over 10% in rent advertised, offered or charged, stated to run through Nov 14, 2026 unless extended | San Diego County, including all its cities | Penal Code § 396 |
| Rent increase notice | 30 days for 10% or less; 90 days for more | California | Civil Code § 827 |
| Ending a month-to-month tenancy | 30 days if under one year; 60 days otherwise | California | Civil Code § 1946.1 |
| Security deposit | Cap of one month's rent (two months for qualifying small landlords); itemized return within 21 days, with photos | California | Civil Code § 1950.5 |
| Source of income | Cannot refuse or advertise against housing vouchers or other lawful income | California | Gov. Code § 12955(p) |
| Evictions | All unlawful detainers filed at the Hall of Justice, 330 W. Broadway, Room 225 | San Diego County | Superior Court Rule 2.4.2(A) |
All figures are as of October 2026.
City of San Diego rules
These apply only to property inside City limits, and keeping up with them is a routine part of San Diego property management there.
Tenant Protection Ordinance. The City's Residential Tenant Protections Ordinance took effect June 24, 2023. It requires a stated just cause from the start of any tenancy over 30 days and a City tenant notice with SDHC's Tenant Protection Guide; homes and condos not owned by a REIT, a corporation or an LLC with a corporate member are exempt only if the tenant got the City's exact exemption notice, which must be in the lease for tenancies from January 1, 2024. Details: San Diego's Tenant Protection Ordinance.
Rental Unit Business Tax. The tax is "imposed annually upon anyone who owns, operates, or manages the rental of any residential real estate." The City bills back up to three years. See the Rental Unit Business Tax guide.
Short-term rentals. Short-term stays need a STRO license in one of four tiers. As of October 9, 2026, Tier 3 (whole home outside Mission Beach) had 802 licenses remaining and Tier 4 (Mission Beach) had none. See short-term rental licenses in San Diego.
Trash fee. Owners who receive City trash service pay a fee on the county property tax bill. For FY2026 it was $523.20 at the 95-gallon level, unchanged for FY2027.
State rules that apply everywhere in the county
State law sets the floor in every San Diego County city.
- Rent cap (Civil Code § 1947.12): 8.2% for San Diego County increases effective August 1, 2026 to July 31, 2027, measured from the lowest rent in the prior 12 months, with no more than two increases in that window. See rent increases in San Diego.
- Just cause (Civil Code § 1946.2): applies after 12 months of occupancy where no local ordinance displaces it.
- Notices: 30 or 90 days for rent increases (§ 827); 30 or 60 days to end a month-to-month tenancy (§ 1946.1). The state rules are in the termination notices guide.
- Deposits: one month's rent cap for most landlords since July 1, 2024, and an itemized statement within 21 days of move-out with before-and-after photos. See security deposits.
- Entry: written notice, with 24 hours presumed reasonable (Civil Code § 1954). See landlord entry.
- Fair housing: source of income, including Section 8 and VASH vouchers, is protected under Gov. Code § 12955(p).
Other cities in San Diego County
- Chula Vista (CVMC ch. 9.65): just cause from day one. Relocation in complexes of three or more units is the greater of two months of HUD Small Area Fair Market Rent or contract rent (three for elderly or disabled tenants), not credited against other relocation. It runs until January 1, 2030.
- Imperial Beach (IBMC ch. 9.90): just cause after 12 months, with mandatory filing of termination notices with the City, until January 1, 2030.
- National City, La Mesa, El Cajon, Escondido, Encinitas and the unincorporated County: no local tenant protection ordinance was found as of October 2026, so state law applies. Oceanside rejected a proposed ordinance in September 2025.
- Coronado: its own rules are covered in the Coronado Rental Guide.
The time-sensitive rule for October 2026
On October 15, 2026 the Governor proclaimed a state of emergency in San Diego County following Tropical Storm Rachel. Under Penal Code § 396, rent advertised, offered or charged generally may not rise more than 10% above the pre-emergency amount, including at turnover, stated to run through November 14, 2026; check whether it has been extended. It matters most for exempt homes and new listings. The Cal OES price gouging page (opens in a new tab) lists the current dates.
This is general information, not legal or tax advice. Confirm the details for your situation with a California attorney or tax professional.
Frequently asked questions
What are the landlord rules in San Diego?
Every San Diego County rental follows California law, including the 8.2% rent cap for increases effective August 1, 2026 to July 31, 2027, deposit limits, and notice rules. Inside the City of San Diego, the Tenant Protection Ordinance, Rental Unit Business Tax and short-term rental rules also apply.
Do San Diego tenant protections start on day one of the lease?
Inside the City of San Diego, yes. The Tenant Protection Ordinance covers a tenancy of more than 30 days from its start, excluding fixed-term leases of three months or less. Chula Vista does too; elsewhere, just cause generally starts after 12 months.
Do City of San Diego rules apply in Chula Vista, National City or Coronado?
No. City of San Diego ordinances apply only inside City of San Diego limits. Chula Vista has its own ordinance, CVMC ch. 9.65. No local tenant protection ordinance was found for National City as of October 2026, so state law applies there. Coronado is a separate city with its own municipal code.
Is there rent control in San Diego?
There is no City of San Diego rent cap of its own. The state cap under Civil Code § 1947.12 applies to most rentals countywide, at 8.2% for increases effective August 1, 2026 to July 31, 2027. As of October 2026, Penal Code § 396 adds a temporary 10% limit, including on exempt homes and new listings, stated to run through November 14, 2026 unless extended.
What do I need before renting out a home in the City of San Diego?
At a minimum, a Rental Unit Business Tax account, a lease with the City and state tenant notices (and any exemption statements you rely on), a security deposit within the state cap, and move-in photos. If you plan short stays, you also need a STRO license and a Transient Occupancy Registration Certificate.
Next step: check how the rules affect your home
The rules that apply depend on your exact address, your building's age and how the home is owned. A free San Diego rental analysis is a practical way to see how they shape your rent and plans. McKee Properties has managed San Diego rentals since 1982.
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