Key Takeaways
- The San Francisco Rent Board administers the SF Rent Ordinance (Admin Code Chapter 37), which covers most buildings built before June 13, 1979
- The current Annual General Adjustment (AGA) is 1.7% for March 1, 2026 through February 28, 2027
- San Francisco requires just cause for all evictions and mandates relocation assistance starting at $7,614 per tenant for no-fault evictions
- Annual registration and fee payment are mandatory — failure to register can result in penalties and inability to collect rent increases
- The exemption request deadline is December 12 each year — miss it and you owe the full registration fee regardless of exemption eligibility
What the San Francisco Rent Board Does
The San Francisco Rent Board is the city agency responsible for administering and enforcing the San Francisco Residential Rent Stabilization and Arbitration Ordinance, codified as Chapter 37 of the San Francisco Administrative Code. The ordinance has been in effect since 1979, making it one of the oldest and most comprehensive rent control systems in the United States.
The Rent Board performs several critical functions that directly affect landlords operating in San Francisco:
- Sets the Annual General Adjustment (AGA) — the maximum percentage by which landlords can increase rent each year on covered units without filing a petition
- Processes and adjudicates petitions — including capital improvement passthrough petitions, operating and maintenance expense petitions, and hardship petitions from both landlords and tenants
- Enforces just cause eviction protections — San Francisco has 16 enumerated just causes for eviction, and the Rent Board tracks compliance with notice and relocation requirements
- Maintains the rental unit registry — all covered rental units must be registered annually, and landlords must pay per-unit fees
- Provides mediation and arbitration services — for disputes between landlords and tenants regarding rent increases, habitability, and other issues covered by the ordinance
If you own rental property in San Francisco, the Rent Board is the regulatory body you interact with most frequently. Understanding its rules is not optional — it is the difference between lawful operation and costly violations. For landlords who self-manage their rental properties, staying current on Rent Board requirements is one of the most important compliance obligations.
Current Annual General Adjustment (AGA) Rates
The AGA is the maximum rent increase a landlord can impose without filing a petition with the Rent Board. Unlike the statewide AB 1482 rent cap, which uses a 5% + CPI formula, San Francisco calculates its AGA using 60% of the percentage increase in the Consumer Price Index (CPI) for the San Francisco-Oakland-Hayward metropolitan area.
Current and Recent AGA Rates
| Period | AGA Rate | Basis |
|---|---|---|
| March 1, 2026 – February 28, 2027 | 1.7% | 60% of CPI increase |
| March 1, 2025 – February 28, 2026 | 1.4% | 60% of CPI increase |
| March 1, 2024 – February 29, 2025 | 1.7% | 60% of CPI increase |
| March 1, 2023 – February 28, 2024 | 3.6% | 60% of CPI increase |
How the 60% CPI Formula Works
Each year, the Rent Board calculates the AGA based on the percentage change in the SF-Oakland-Hayward CPI-U (All Urban Consumers) index published by the Bureau of Labor Statistics. The formula is straightforward:
AGA = 60% x (change in CPI-U for SF-Oakland-Hayward area)
For the current period: The CPI-U increase was approximately 2.83%
60% x 2.83% = 1.7% (rounded)
This formula is significantly more restrictive than statewide AB 1482, which allows 5% + CPI (up to 10%). In practice, the SF AGA is almost always lower than the AB 1482 cap. For example, while a Sacramento landlord could raise rent by 7.7% under AB 1482 during the same period, a San Francisco landlord with a covered unit is limited to 1.7%.
Important: The AGA period runs March 1 through February 28/29, not January through December and not August through July like AB 1482. This is a common source of confusion for landlords who own properties in multiple California jurisdictions.
Which Properties Are Covered by the SF Rent Ordinance
The San Francisco Rent Ordinance applies to most residential rental units in buildings that received their certificate of occupancy before June 13, 1979. This date corresponds to the original effective date of the ordinance.
Covered Properties
- Multi-unit buildings (2+ units) built before June 13, 1979
- Single-room occupancy (SRO) hotels
- In-law units and accessory dwelling units in pre-1979 buildings (with some exceptions for newly permitted ADUs)
Exempt Properties
- Single-family homes — exempt from rent control under the Costa-Hawkins Rental Housing Act, though still subject to SF just cause eviction protections
- Condominiums — similarly exempt from rent control under Costa-Hawkins, but subject to just cause eviction
- Buildings with a certificate of occupancy on or after June 13, 1979 — post-1979 construction is exempt from rent control but subject to just cause eviction protections if the unit was built before February 1, 1995
- Owner-occupied buildings with 4 or fewer units — but only if the owner has continuously resided in the building since November 13, 1979 (a very narrow exemption at this point)
- Subsidized housing where rents are set by a government agency
- Dormitories owned by educational institutions
A critical distinction in San Francisco: even properties that are exempt from rent control (the AGA cap) are generally still subject to just cause eviction protections. This is different from many other California jurisdictions where rent control and just cause eviction are tied together. San Francisco’s just cause eviction provisions cover virtually all residential rental units, regardless of when they were built.
Registration and Fees
Every landlord with a covered rental unit in San Francisco must register with the Rent Board and pay an annual per-unit fee. This is not optional, and non-compliance has real consequences.
Annual Registration Requirements
- Registration is annual — the Rent Board sends registration forms each year, typically in the fall
- Fees are assessed per unit — the current annual fee is set by the Board of Supervisors (check the Rent Board website for the current amount, as it changes periodically)
- Fees may be passed through to tenants — landlords can pass through 50% of the annual registration fee to tenants as a rent increase, but this passthrough does not count against the AGA
- Both covered and exempt units must register — even if your property is exempt from rent control, you must still register and either pay the fee or file an exemption request
Exemption Request Deadline: December 12
If you believe your property qualifies for an exemption from the registration fee (not from the ordinance itself), you must file an exemption request by December 12 of each year. This deadline is firm. If you miss it, you owe the full registration fee for that year regardless of whether your property would otherwise qualify for an exemption.
Consequences of Not Registering
- Inability to collect rent increases — the Rent Board may refuse to process petitions or recognize rent increases from unregistered landlords
- Penalties and late fees — overdue registration fees accrue interest and late charges
- Weakened legal position — in any dispute with a tenant, being unregistered undermines your credibility and legal standing
- Potential for retroactive fee assessment — the Rent Board can assess fees for prior years of non-registration
The 16 Just Cause Eviction Reasons in San Francisco
San Francisco has one of the most detailed just cause eviction frameworks in the country. Under Section 37.9 of the Administrative Code, a landlord may only recover possession of a rental unit for one of 16 specified reasons. These are divided into at-fault causes (where the tenant has done something wrong) and no-fault causes (where the eviction is not due to tenant behavior).
At-Fault Just Causes
- Nonpayment of rent — tenant has failed to pay rent after proper notice and opportunity to cure
- Habitual late payment of rent — a pattern of late payments after written warnings, even if eventually paid
- Breach of lease terms — tenant has violated a material term of the rental agreement after written notice and failure to cure
- Nuisance — tenant is committing or permitting a nuisance in the unit, common areas, or surrounding neighborhood
- Illegal use of the unit — tenant is using the unit for an illegal purpose
- Refusal of access — tenant has refused the landlord reasonable access to the unit for repairs, inspections, or showings after proper notice
- Unapproved subtenant remaining after master tenant departure — the original tenant has vacated and an unapproved subtenant remains
- Refusal to execute a renewal lease — tenant refuses to sign a substantially identical renewal lease with comparable terms
No-Fault Just Causes
- Owner move-in (OMI) — the landlord or a qualifying relative intends to occupy the unit as their principal residence. Significant restrictions and conditions apply, including a minimum 60-day notice
- Condo conversion — the unit is being converted to condominiums under the city’s conversion program
- Capital improvement or rehabilitation — substantial renovation is required that necessitates temporary or permanent tenant displacement. Tenants may have a right to return
- Substantial rehabilitation — similar to capital improvement but involving more extensive work that makes the unit temporarily uninhabitable
- Ellis Act withdrawal — the landlord is withdrawing all units in the building from the rental market entirely. This is governed by the state Ellis Act (Government Code 7060-7060.7) and has its own extensive requirements
- Lead paint abatement — required remediation under the San Francisco Building or Health Code that cannot be completed with the tenant in place
- Good Samaritan tenant status expiration — a tenant who was temporarily housed under a Good Samaritan program and the agreed-upon term has expired
- Housing development bonus agreement — displacement is authorized under a development agreement with the city
Each of these just causes has specific procedural requirements, including particular notice periods, forms, and in many cases, mandatory relocation assistance payments. Attempting an eviction outside of these 16 reasons — or failing to follow the correct procedures — can result in a wrongful eviction claim with significant financial consequences.
Relocation Assistance Requirements
When a landlord evicts a tenant under one of the no-fault just causes (owner move-in, Ellis Act, capital improvement, or others), San Francisco requires the landlord to pay relocation assistance to displaced tenants. These amounts are substantial and are adjusted periodically by the Rent Board.
Current Relocation Assistance Amounts
| Category | Amount |
|---|---|
| Base relocation payment per eligible tenant | $7,614 |
| Maximum tenants eligible per unit | 3 |
| Maximum base relocation per unit | $22,842 (3 x $7,614) |
| Elderly (60+), disabled, or family with minor children | 200% of base ($15,228 per qualifying tenant) |
Rent Differential Payment
In addition to the base relocation payment, landlords must pay a rent differential for certain no-fault evictions. This is calculated as:
Rent Differential = (HUD Fair Market Rent for the unit size – Current tenant rent) x 24 months
For example, if a tenant is paying $1,800/month for a one-bedroom unit and the HUD Fair Market Rent for a San Francisco one-bedroom is $2,850:
Rent differential = ($2,850 – $1,800) x 24 = $25,200
Combined with the base relocation payment, a single no-fault eviction of a long-term tenant can easily cost a landlord $30,000 or more per tenant. For a unit with multiple tenants, including elderly or disabled individuals, the total can exceed $75,000. This is why no-fault evictions in San Francisco require careful financial planning, not just legal compliance.
Key Deadlines Calendar for 2026
San Francisco landlords must track several important dates throughout the year. Missing a deadline can mean financial penalties, lost petition opportunities, or compliance violations.
| Date | Deadline | Action Required |
|---|---|---|
| March 1, 2026 | AGA effective date | New Annual General Adjustment of 1.7% takes effect. Rent increases served on or after this date may use the new rate. |
| Fall 2026 (varies) | Registration forms mailed | Rent Board mails annual registration forms. Complete and return promptly. |
| December 12, 2026 | Exemption request deadline | File exemption requests by this date or owe the full registration fee regardless of eligibility. |
| February 28, 2027 | Current AGA period ends | The 1.7% AGA rate applies to increases effective through this date. New rate announced for March 2027. |
| Ongoing | Capital improvement petitions | Can be filed at any time. Processing times vary (often 6-18 months). Plan ahead for large projects. |
| Ongoing | Operating and maintenance petitions | Filed when operating costs increase beyond what the AGA covers. No fixed deadline but timing affects passthrough calculations. |
Pro tip: Set calendar reminders for March 1 (new AGA effective date), October 1 (begin preparing registration), and December 1 (final reminder for exemption request deadline). These three dates drive most of the annual compliance cycle.
Costa-Hawkins and Vacancy Decontrol in San Francisco
The Costa-Hawkins Rental Housing Act (Civil Code 1954.50-1954.535) is a state law that affects how San Francisco’s rent control operates in two important ways.
Vacancy Decontrol
Under Costa-Hawkins, when a tenant voluntarily vacates a rent-controlled unit or is evicted for cause, the landlord can reset the rent to market rate for the next tenancy. This is called vacancy decontrol. Once the new tenant moves in, the unit is once again subject to rent control, and future increases are limited to the AGA.
This means the Rent Ordinance controls the rate of increase during a tenancy but does not limit what you can charge when the unit turns over between tenants. For landlords with long-term tenants paying significantly below market rent, this dynamic creates a meaningful financial event when turnover occurs.
What Costa-Hawkins Does NOT Allow
- You cannot decontrol an occupied unit — raising rent to market rate while a current tenant is in place is illegal, regardless of how far below market the rent has fallen
- You cannot evict a tenant to achieve decontrol — evicting a tenant solely to reset rent to market rate is not a valid just cause and constitutes wrongful eviction
- You cannot decontrol after an owner move-in eviction and then re-rent at market rate — if you evict for OMI, you must actually move in and reside in the unit for a minimum of 36 months
Single-Family Home and Condo Exemptions
Costa-Hawkins exempts single-family homes and condominiums from local rent control ordinances. In San Francisco, this means these property types are not subject to the AGA cap. However, San Francisco extends its just cause eviction protections to single-family homes and condos — a protection that goes beyond what Costa-Hawkins requires. If you own a single-family home or condo in San Francisco and rent it out, you are not bound by the AGA, but you still need just cause to evict.
Common Mistakes San Francisco Landlords Make
After working with San Francisco landlords, we see the same compliance errors repeatedly. Each of these mistakes can result in financial penalties, tenant disputes, or weakened legal standing.
1. Missing the December 12 Exemption Request Deadline
This is the single most common administrative error. If your property qualifies for a fee exemption but you do not file by December 12, you owe the full registration fee for the year. The Rent Board does not grant extensions. Mark this date on your calendar in October and file early.
2. Miscalculating the AGA Period
The AGA runs March 1 through February 28/29 — not January through December (calendar year) and not August through July (like AB 1482). Landlords who own properties in multiple jurisdictions frequently confuse these periods. A rent increase notice served in February 2026 must use the prior year’s AGA rate (1.4%), not the new rate (1.7%), which does not take effect until March 1.
3. Not Providing Required Notices with Rent Increases
San Francisco requires specific language in rent increase notices, including a statement that the tenant has the right to file a petition with the Rent Board if they believe the increase exceeds the AGA. Omitting this language can invalidate the increase.
4. Attempting No-Fault Evictions Without Understanding the Full Cost
Too many landlords initiate owner move-in or Ellis Act evictions without calculating the total relocation assistance obligation. Between base payments, the 200% multiplier for protected tenants, and rent differential payments, a single OMI eviction can cost $30,000-$75,000+. Do the math before you file.
5. Ignoring Passthrough Rules for Capital Improvements
Capital improvement costs can be passed through to tenants, but only through a formal petition process. You cannot simply add improvement costs to rent. The petition must be filed with the Rent Board, and the passthrough amount, amortization period, and per-unit allocation are all determined by the Board — not by the landlord.
6. Confusing Costa-Hawkins Exemptions with Full Deregulation
Owning a single-family home or condo in San Francisco exempts you from the AGA cap but does not exempt you from just cause eviction protections. Landlords who treat these properties as fully deregulated often find themselves in wrongful eviction disputes.
7. Failing to Track Tenant Tenure for Relocation Calculations
Relocation assistance amounts and tenant protections can depend on how long a tenant has lived in the unit. Long-term tenants may have additional protections. If you are not tracking move-in dates and lease histories, you cannot accurately assess your obligations.
“San Francisco rent control is not just stricter than AB 1482 — it operates on a completely different calendar, a different formula, and a different set of eviction rules. The landlords who get into trouble are almost always the ones applying statewide assumptions to a city that has its own comprehensive system. You have to know SF’s rules specifically, or you will get it wrong.”
— Rachid Abadli, Founder & CEO at LeaseBase, California landlord and compliance advocate
How LeaseBase Tracks San Francisco Compliance Automatically
San Francisco’s rent control system has more moving parts than almost any other jurisdiction in California. Between the AGA calculation, registration deadlines, petition filings, relocation assistance calculations, and just cause eviction requirements, there are dozens of compliance obligations to track for each unit.
LeaseBase monitors all of this automatically for your San Francisco properties:
- AGA tracking — LeaseBase applies the correct AGA rate based on the March-February cycle and flags any rent increase that exceeds the allowable amount
- Registration deadline alerts — automated reminders before the December 12 exemption deadline and registration due dates
- Relocation assistance calculations — if you initiate a no-fault eviction process, LeaseBase calculates the full relocation obligation including base payments, protected tenant multipliers, and rent differential based on current HUD Fair Market Rent data
- Just cause documentation — LeaseBase tracks tenant tenure, lease violations, and notice history so you have the documentation you need if you ever need to establish just cause
- Multi-jurisdiction awareness — if you own properties in both San Francisco (March-February AGA cycle) and Sacramento (AB 1482 August-July cycle), LeaseBase tracks each property under the correct regulatory framework without you having to remember which rules apply where
The cost of a single compliance mistake in San Francisco — a wrongful eviction claim, an invalid rent increase, or a missed registration deadline — typically far exceeds the cost of having a system that tracks these obligations for you. When you are weighing the cost of a property manager versus self-managing, compliance tooling is what makes self-management viable in a city with rules this detailed.
Frequently Asked Questions
What is the current rent increase limit in San Francisco?
The current Annual General Adjustment (AGA) is 1.7% for the period March 1, 2026 through February 28, 2027. This applies to rent-controlled units in buildings with a certificate of occupancy before June 13, 1979. Single-family homes and condos are exempt from the AGA under Costa-Hawkins but are still subject to just cause eviction protections.
Do I have to register with the SF Rent Board even if my property is exempt?
Yes. All rental units must be registered with the Rent Board, including those that are exempt from rent control. If your property qualifies for a fee exemption, you must file an exemption request by December 12 to avoid paying the full registration fee.
Can I raise rent to market rate when a tenant moves out?
Yes. Under Costa-Hawkins vacancy decontrol, you can reset rent to market rate between tenancies. Once the new tenant moves in, the unit is again subject to rent control and future increases are limited to the AGA. You cannot raise rent to market rate while a current tenant is in place.
How much is relocation assistance for an owner move-in eviction?
The base relocation payment is $7,614 per eligible tenant, with a maximum of three tenants per unit ($22,842 maximum base payment). Elderly tenants (60+), disabled tenants, and families with minor children receive 200% of the base amount ($15,228 per qualifying tenant). You must also pay a rent differential equal to 24 months times the difference between HUD Fair Market Rent and the tenant’s current rent.
What happens if I do not register with the Rent Board?
Failure to register can result in late fees, interest on unpaid registration fees, inability to process petitions or collect rent increases, and a weakened legal position in any dispute with a tenant. The Rent Board can also assess fees retroactively for prior years of non-registration.
Does San Francisco rent control apply to new construction?
No. Buildings that received their certificate of occupancy on or after June 13, 1979 are exempt from the rent control provisions (AGA cap). However, units built before February 1, 1995 are still subject to just cause eviction protections. Units in buildings constructed after that date may be covered by AB 1482’s just cause provisions if the building is more than 15 years old.
Stay Compliant in San Francisco
San Francisco’s rent control system is among the most complex in the country. The combination of the Rent Ordinance, Costa-Hawkins, and AB 1482 creates a layered regulatory environment where the rules that apply to your property depend on when it was built, what type of property it is, and whether you live in it. Getting it right requires tracking the correct AGA period, meeting registration deadlines, understanding your eviction obligations, and calculating relocation costs before you act.
LeaseBase handles this compliance tracking automatically — so you can focus on managing your property instead of managing regulations. Check your San Francisco rent control obligations or use the AB 1482 calculator to understand how state and local rules interact for your specific properties.