For Central Valley landlords of single-family homes, it is easy to focus on local city-specific issues. However, the most sweeping legal changes have come from statewide legislation, particularly the Tenant Protection Act of 2019 (AB 1482). This law applies broadly across California, including every city and county in the Central Valley, and significantly impacts rent increases and evictions for properties not already covered by stricter local rent control. Compliance with AB 1482 is non-negotiable for most Central Valley single-family home landlords.
Exemptions: Does AB 1482 Apply to My Single-Family Home?
First, you must determine if your specific single-family rental is covered by the law. AB 1482 often exempts single-family homes, but only if two conditions are met:
Non-Corporate Ownership: The property must be owned by an individual, a family trust, or an LLC where all members are natural persons (not a corporation or a Real Estate Investment Trust).
Required Notice: The landlord must provide the tenant with a specific, written notice stating that the property is exempt from AB 1482's rent cap and "just cause" eviction provisions. This notice must be included in the lease agreement or as an addendum. Failing to provide this exact notice invalidates the exemption.
The Core Rule: If your single-family home does not meet both the ownership and the notice requirements, it is covered by AB 1482.
Pillar 1: The Statewide Rent Cap
For covered properties, AB 1482 limits how much a landlord can increase the rent each year.
The Limit: Rent increases are capped at 5% plus the percentage change in the cost of living (CPI) for the region, or 10%, whichever is lower. The relevant CPI is released annually by the Department of Industrial Relations.
Applicability: The cap applies to the total increase over a 12-month period.
Importance: Central Valley landlords must check the most recent CPI figure and perform the calculation correctly for their region (which typically uses the California CPI, or a local index if specified). Any increase above the legal maximum is a violation.
Pillar 2: "Just Cause" Eviction Protections
This is arguably the most significant impact of AB 1482. For covered tenancies that have lasted for 12 months or more, a landlord can no longer evict a tenant without a "just cause." The law defines two categories of just cause:
At-Fault Just Cause (Tenant is to Blame)
These reasons relate to the tenant's actions or failure to uphold the lease, such as:
Failure to pay rent (requires a 3-Day Notice to Pay Rent or Quit).
Violation of a material term of the lease (e.g., having an unauthorized pet).
Criminal activity on the property.
Using the property for an unlawful purpose.
No-Fault Just Cause (Landlord is to Blame)
These reasons are landlord-driven and require the payment of tenant relocation assistance equal to one month's rent. These reasons include:
Owner/Relative Move-In: The owner or a qualified family member moves into the unit (must be a primary residence).
Withdrawal from the Rental Market (Ellis Act): The owner permanently removes the property from the rental market.
Demolition or Substantial Remodel: Requires permits and cannot be safely occupied during the work.
Compliance Checklist for Central Valley Single-Family Homes
Determine Your Status: Confirm your ownership structure and whether you qualify for the exemption.
Issue the Notice: If you are exempt, ensure the legally required AB 1482 exemption notice is included in every new or renewed lease.
If Covered, Follow the Rules: If your property is covered, strictly adhere to the rent cap calculation and never issue a notice to vacate without a valid, legally documented just cause.
Pay Relocation Assistance: If you evict for a no-fault reason, ensure you pay the mandated relocation assistance to the tenant.
The statewide nature of AB 1482 means that whether you are managing property in a small town or a major Central Valley city, these rules form the legal backbone of your single-family home rental operations. Diligent compliance is the only way to safeguard your investment.
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