South San Francisco · Renting & eviction
Renting in South San Francisco: the rules that apply
South San Francisco has no rent control or just-cause rule of its own, so state law applies to rent increases and evictions. The city requires relocation pay when a city order to vacate permanently displaces a tenant, and allows short-term rentals only with a permit.
Key points
- Rent increases: State law caps rent increases in covered units at 8.8% for increases taking effect August 1, 2026 through July 31, 2027.
- Just cause: State law: in covered units, after 12 months of lawful occupancy, the owner may end a tenancy only for a just cause.
- Relocation pay: City rule: a tenant permanently displaced by a city notice or order to vacate gets the relocation fee set by city council resolution.
- Notices: State law: 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year.
- Short-term rentals: City rule: permitted short-term rentals are allowed only in single-unit homes, not ADUs; non-hosted rentals are limited to 90 days per permit term.
- Condo conversions: City rule: tenants displaced by a condo conversion get at least $2,000 per household plus active help finding new housing.
Each rule below is marked South San Francisco code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.
Rent increases
CA state law South San Francisco has no rule of its own on this, so California law applies. Rent cap right now: 8.8% for increases taking effect August 1, 2026 through July 31, 2027 (5% plus 3.8% inflation) (Civ. Code § 1947.12(a)(1), (g)). California's statewide rent cap — the full state rule →
Eviction and just cause
CA state law South San Francisco 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
South San Francisco code City rule: a tenant permanently displaced by a city notice or order to vacate gets the relocation fee set by city council resolution.
Notices
| Filing a copy with the city |
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|---|---|
| What a notice must say |
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| 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 South San Francisco 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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|---|
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 South San Francisco 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 South San Francisco 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 South San Francisco 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 →
Short-term rentals
South San Francisco code City rule: permitted short-term rentals are allowed only in single-unit homes, not ADUs; non-hosted rentals are limited to 90 days per permit term.
All 6 South San Francisco rules on short-term rentals, with the code text →
Hotel and short-term rental tax
South San Francisco code Stays of more than 30 consecutive days are not taxed. 11% general tax, rising automatically by 1% each calendar year.
All 5 South San Francisco rules on hotel and short-term rental tax, with the code text →
Condo conversions
South San Francisco code City rule: tenants displaced by a condo conversion get at least $2,000 per household plus active help finding new housing.
All 6 South San Francisco rules on condo conversions, with the code text →
Who this affects
Frequently asked questions
How much can rent go up in South San Francisco?
State law caps rent increases in covered units at 8.8% for increases taking effect August 1, 2026 through July 31, 2027.
Does a landlord in South San Francisco need a reason to evict?
State law: in covered units, after 12 months of lawful occupancy, the owner may end a tenancy only for a just cause.
How much notice does a South San Francisco landlord have to give?
State law: 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year.
How much can a South San Francisco landlord charge for a security deposit?
South San Francisco 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)).
General information, not legal advice.
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