Modesto · Renting & eviction
Renting in Modesto: the rules that apply
Modesto's own rent stabilization covers only mobile home park spaces, and the city has no just-cause rule of its own. The city adds relocation pay when a City order to vacate displaces a tenant, and it sets its own hotel tax.
Key points
- Rent increases: Modesto's rent stabilization covers only mobile home park spaces; state law limits increases on covered units to 8.6% from August 1, 2026 through July 31, 2027.
- Just cause: Modesto has no just-cause rule of its own; state law requires a just cause to end a covered unit's tenancy after 12 months.
- Relocation pay: For tenants displaced by a City order to vacate, Modesto requires 2 times current monthly rent or the new unit's rent, whichever is less.
- Emergency moves: For orders requiring move-out in 72 hours or less, Modesto adds reasonable temporary housing and storage costs up to 2 weeks, plus moving costs.
- Notice to end: State law: 60 days' notice to end a tenancy, 30 if the tenant has lived there less than 1 year.
- Hotel tax: Modesto's hotel tax is 9% of the rent, collected by the operator from each guest.
Each rule below is marked Modesto code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.
Rent increases
Modesto code Modesto's rent stabilization covers only mobile home park spaces; state law limits increases on covered units to 8.6% from August 1, 2026 through July 31, 2027.
All 7 Modesto rules on rent increases, with the code text and the state law underneath →
Eviction and just cause
CA state law Modesto has no rule of its own on this, so California law applies. Just cause required: After 12 months of lawful occupancy, the owner may terminate only for a just cause stated in the notice (Civ. Code § 1946.2(a)). Just-cause eviction in California — the full state rule →
Relocation payments
Modesto code For tenants displaced by a City order to vacate, Modesto requires 2 times current monthly rent or the new unit's rent, whichever is less. For orders requiring move-out in 72 hours or less, Modesto adds reasonable temporary housing and storage costs up to 2 weeks, plus moving costs.
All 6 Modesto rules on relocation payments, with the code text and the state law underneath →
Notices
We found no Modesto rule on this in the Modesto Municipal Code (checked October 2026). The state rule below applies.
| Notice of a rent increase | At least 30 days' notice for an increase of 10% or less; at least 90 days for an increase of more than 10% Applies: The 10% is measured against the rent charged at any time in the 12 months before the increase, counting all increases in that period together. |
|---|---|
| Notice to end a month-to-month tenancy (landlord) | 60 days' notice; 30 days if the tenant has lived there less than one year Applies: Where the unit is covered by just cause (Civ. Code § 1946.2) or a local ordinance, the notice must also state a qualifying cause. |
| Notice to end a month-to-month tenancy (tenant) | At least as long as the rental period (one month for a month-to-month tenancy) |
| 30-day notice when the unit is sold to an owner-occupant | 30 days' notice when a separately sellable unit is in escrow to a natural person who will live there for at least a year Applies: Notice within 120 days of opening escrow, given once, and all § 1946.1(d) conditions met. |
| Notice to pay rent or quit | 3 days, not counting Saturdays, Sundays and judicial holidays, stating the amount due and how to pay Applies: May be served any time within one year after the rent became due. |
| Notice to cure a lease violation or quit | 3 days, not counting Saturdays, Sundays and judicial holidays, to perform the broken lease term or leave |
| No fee for serving notices | A landlord may not charge the tenant a fee for serving or posting a notice |
Security deposits
CA state law Modesto has no rule of its own on this, so California law applies. Security deposit cap: One month's rent, on top of the first month's rent (Civ. Code § 1950.5(c)(1), (c)(6)). Deposit return deadline: 21 calendar days after the tenant moves out, with an itemized statement of any deductions (Civ. Code § 1950.5(h)(1)). California security deposit law — the full state rule →
Retaliation
| Protected activities |
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Also in Modesto's code: Mobile Home Rent Stabilization Program (§ 4-19.20) — mobilehome park spaces only. This page does not summarize it yet.
CA state law Underneath, California law still applies. Retaliation protection period: For 180 days after a tenant complains about habitability (to the landlord or an agency), the landlord may not evict, raise rent or cut services in retaliation (Civ. Code § 1942.5(a), (b)). Retaliatory eviction in California — the full state rule →
Harassment and lockouts
CA state law Modesto has no rule of its own on this, so California law applies. Lockouts and self-help eviction banned: A landlord may not change locks, remove doors or windows, or remove the tenant's belongings to force a tenant out (Civ. Code § 789.3(b)). Utility shutoffs banned: A landlord may not cut off water, heat, electricity, gas or other utilities to force a tenant out (Civ. Code § 789.3(a)). Tenant harassment and lockouts in California — the full state rule →
Repairs and habitability
CA state law Modesto has no rule of its own on this, so California law applies. Duty to keep the unit habitable: The landlord must deliver a unit fit to live in and repair conditions that make it untenantable (Civ. Code § 1941). Repair and deduct: A tenant may make a repair the landlord neglects and deduct the cost from rent, up to one month's rent, no more than twice in any 12 months (Civ. Code § 1942(a)). Habitability and repair-and-deduct — the full state rule →
Landlord entry
CA state law Modesto has no rule of its own on this, so California law applies. Landlord entry notice: Reasonable written notice, presumed to be 24 hours, and entry only during normal business hours (Civ. Code § 1954(d)(1), (e)). Landlord entry notice in California — the full state rule →
Hotel and short-term rental tax
| Tax rate |
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|---|---|
| Who collects it |
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Mobilehome park rent
Modesto code 100% of the CPI percentage increase, applied to the rent in effect on February 1 of the prior year. No more than 6%.
All 11 Modesto rules on mobilehome park rent, with the code text →
Other Modesto rules on this
Modesto's code also has these chapters. We have not summarized their values on this page yet; read them in the library.
- Mobile Home Rent Stabilization Program (§§ 4-19.06–4-19.12) — mobilehome park spaces only
- Mobile Home Rent Stabilization Program (§ 4-19.20) — mobilehome park spaces only
Who this affects
Frequently asked questions
Does a landlord in Modesto need a reason to evict?
Modesto has no just-cause rule of its own; state law requires a just cause to end a covered unit's tenancy after 12 months.
How much notice does a Modesto landlord have to give?
State law: 60 days' notice to end a tenancy, 30 if the tenant has lived there less than 1 year.
How much can a Modesto landlord charge for a security deposit?
Modesto has no local rule on this that we found (checked October 2026); state law applies: One month's rent, on top of the first month's rent (Civ. Code § 1950.5(c)(1), (c)(6)).
What is the hotel tax on short-term rentals in Modesto?
Modesto's hotel tax is 9% of the rent, collected by the operator from each guest.
General information, not legal advice.
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