Free Tool
San Francisco Rent Control Calculator
Calculate the maximum allowable rent increase under the San Francisco Rent Ordinance (Admin Code Ch. 37). SF uses 60% of CPI — far more restrictive than statewide AB 1482.
Current AGA: 1.7% (March 1, 2026 – February 28, 2027). For informational purposes only.
Enter your property details
Your results will appear here
Enter your rent and property details to get started.
How San Francisco Rent Control Works
San Francisco’s Residential Rent Stabilization and Arbitration Ordinance (Administrative Code Chapter 37) is one of the most protective tenant regulations in the United States. Enacted by voter initiative in 1979, the ordinance governs rent increases, eviction protections, and relocation payments for most residential rental units in the city.
The 60% CPI Formula
Unlike California’s statewide AB 1482, which allows 5% plus CPI (up to 10%), San Francisco calculates its annual allowable increase using 60% of the CPI-U for the San Francisco-Oakland-Hayward metropolitan area. This consistently produces a cap far below the statewide figure. For the current period (March 1, 2026 through February 28, 2027), the allowable increase is just 1.7%. The previous period (March 2025 through February 2026) was 1.4%.
The SF Rent Board publishes the Annual General Adjustment (AGA) rate each year, which takes effect on March 1 and runs through the last day of February the following year. This March-to-February cycle is distinct from AB 1482’s August-to-July cycle and the calendar-year cycles used by some other local ordinances.
What Properties Are Covered
The ordinance covers most residential rental units in buildings with a certificate of occupancy issued before June 13, 1979. This cutoff date comes from the original 1979 voter initiative and, unlike AB 1482’s rolling 15-year window, it is a fixed date that will never change. A building constructed in 1980 will never become subject to SF rent control, regardless of how old it gets.
The coverage is broad: apartments, flats, rooms in residential hotels, and even some live-work lofts built before the cutoff are included. There is no minimum unit count — even a single unit in a pre-1979 building can be covered, though owner-occupancy exemptions may apply.
Just Cause Eviction Protections
San Francisco provides 16 just cause reasons for eviction under §37.9 of the Administrative Code. Unlike AB 1482’s just cause protections, which only apply after a tenant has occupied a unit for 12 months, SF’s just cause requirements apply from the first day of tenancy. The 16 grounds include nonpayment of rent, breach of lease, nuisance, illegal use, owner move-in (OMI), Ellis Act withdrawal, demolition, capital improvement, substantial rehabilitation, lead remediation, and several others.
Owner move-in evictions are among the most scrutinized in San Francisco. Landlords must demonstrate a genuine intent to occupy the unit as their primary residence, and the Rent Board actively investigates complaints of wrongful OMI evictions. Penalties for fraudulent OMI evictions are severe, including treble damages and potential criminal prosecution.
Costa-Hawkins and Vacancy Decontrol
Under the state Costa-Hawkins Rental Housing Act (1995), single-family homes and condominiums are exempt from local rent control. Additionally, Costa-Hawkins establishes vacancy decontrol: when a tenant voluntarily vacates a rent-controlled unit, the landlord may set any initial rent for the next tenancy. The rent cap then applies again to subsequent increases for the new tenant. Proposition 33 (2024) attempted to repeal Costa-Hawkins but was defeated by California voters.
Banking Unused Increases
San Francisco landlords may bank unused annual increases. If a landlord does not raise rent in a given year, the unused AGA percentage accumulates and can be applied in a future year, subject to certain limits. The Rent Board maintains records of applicable base rents and banked amounts. This banking right is a significant planning tool for landlords who want to keep rents stable for good tenants while preserving their ability to adjust later.
Capital Improvement Passthroughs and Petitions
Landlords who make qualifying capital improvements to their properties may petition the Rent Board for a passthrough increase above the AGA. Operating and maintenance cost increases, seismic retrofit costs, and certain utility passthroughs may also justify additional increases. These are handled through the Rent Board’s petition process, which involves hearings and administrative law judge review. The passthrough amounts are calculated based on the useful life of the improvement and amortized over a set number of years.
Properties Exempt from SF Rent Control
The following properties are exempt from the San Francisco Rent Ordinance’s rent increase limitations:
- Single-family homes — exempt under Costa-Hawkins Rental Housing Act (still subject to AB 1482 statewide caps unless separately exempt)
- Condominiums — exempt under Costa-Hawkins regardless of when the building was constructed
- Units built on or after June 13, 1979 — the fixed cutoff date from the original 1979 ordinance; this date never changes
- Owner-occupied buildings of 4 units or fewer — if the owner has continuously occupied a unit in the building since November 13, 1979 (extremely rare today)
- Subsidized housing — units in buildings with government regulatory agreements controlling rent levels
- Residential hotels — rooms occupied for fewer than 32 continuous days (transient occupancy)
- Units in buildings that received a certificate of occupancy after June 13, 1979 — even if the structure itself is older, a gut renovation that triggers a new certificate may reset the clock
- Dormitories — housing owned and operated by educational institutions
Even exempt properties may still be subject to AB 1482 statewide rent caps and just cause eviction protections. Always verify your specific property’s status with the SF Rent Board or a qualified attorney.
SF Relocation Assistance Requirements
San Francisco requires landlords to pay relocation assistance to tenants displaced by no-fault evictions (owner move-in, Ellis Act, demolition, capital improvement, lead remediation, and substantial rehabilitation). These amounts are among the highest in California and are adjusted annually.
Current Relocation Amounts
- Base amount: approximately $7,614 per tenant (up to a maximum of 3 tenants per unit = $22,842)
- Elderly tenants (60+): 200% of base amount
- Disabled tenants: 200% of base amount
- Families with minor children: 200% of base amount
- Tenants with catastrophic illness: 200% of base amount
Rent Differential Payment
In addition to the base relocation payment, landlords must pay a rent differential calculated as 24 months of the difference between the tenant’s current rent and the HUD Fair Market Rent (FMR) for the San Francisco metro area. For example, if a tenant pays $1,800/month and the HUD FMR for a comparable unit is $3,200/month, the rent differential would be 24 × ($3,200 − $1,800) = $33,600. This can make total relocation costs exceed $50,000 per tenant in many cases.
Amounts are adjusted annually by the Rent Board. Verify current figures at sf.gov/departments/rent-board before taking any action.
SF Rent Board Registration
All landlords with residential rental property in San Francisco are required to register their units with the San Francisco Rent Board, regardless of whether the units are subject to rent control. The Rent Board uses registration data to track rental housing stock, process tenant petitions, and administer the ordinance.
Key Registration Details
- Annual registration fee: assessed per unit, payable by the landlord (50% may be passed through to the tenant)
- Exemption filing deadline: landlords claiming an exemption from rent control must file by December 12 of each year
- Online portal: the Rent Board provides online registration and petition filing at sf.gov/departments/rent-board
- Penalties for non-registration: landlords who fail to register may be prohibited from increasing rent until registration is complete
- Disclosure requirement: landlords must provide tenants with written notice of their rights under the Rent Ordinance at the start of tenancy
Frequently Asked Questions
What is the maximum rent increase allowed in San Francisco in 2026?
For the current AGA period (March 1, 2026 through February 28, 2027), the maximum annual rent increase for rent-controlled units in San Francisco is 1.7%. This is calculated as 60% of the CPI-U for the San Francisco-Oakland-Hayward metropolitan area. By comparison, the statewide AB 1482 cap for the SF region would be approximately 8.5% (5% + 3.5% CPI). SF rent control is significantly more restrictive.
How is the SF Annual General Adjustment (AGA) calculated?
The AGA is set at 60% of the percentage increase in the CPI-U for the San Francisco-Oakland-Hayward metropolitan statistical area, as published by the Bureau of Labor Statistics. The Rent Board calculates this figure annually and it takes effect on March 1 of each year. If the CPI decreases, the AGA is set to 0% — rents cannot be forced downward through the AGA formula. The 60% factor was established in the original 1979 ordinance to balance tenant protection with landlord cost recovery.
Does SF rent control apply to my property?
SF rent control applies to most residential rental units in buildings with a certificate of occupancy issued before June 13, 1979. Key exemptions include: single-family homes and condominiums (exempt under Costa-Hawkins), units built after June 13, 1979, owner-occupied buildings of 4 or fewer units where the owner has occupied continuously since November 13, 1979, and subsidized housing with government regulatory agreements. Even if exempt from SF rent control, your property may still be subject to AB 1482 statewide protections.
What is the difference between the SF Rent Ordinance and AB 1482?
The SF Rent Ordinance is a local law that predates AB 1482 by decades. Key differences: (1) SF uses 60% of CPI (currently 1.7%) while AB 1482 uses 5% + CPI (currently ~8.5%); (2) SF’s coverage applies to pre-June 1979 buildings while AB 1482 uses a rolling 15-year window; (3) SF provides 16 just cause eviction reasons from day one while AB 1482 requires 12 months of tenancy; (4) SF requires relocation payments for no-fault evictions with specific dollar amounts while AB 1482 requires one month’s rent; (5) SF has a Rent Board that adjudicates disputes while AB 1482 is enforced through civil courts. When both laws apply, the more restrictive provision governs — which is almost always the SF ordinance.
What are the Rent Board registration requirements?
All landlords with residential rental units in San Francisco must register with the Rent Board, even if the property is exempt from rent control. Registration requires reporting unit details, current rents, and tenant occupancy information. An annual per-unit fee is assessed (50% may be passed through to tenants). Landlords claiming an exemption must file by December 12 each year. Failure to register can result in prohibition on rent increases and inability to file certain eviction notices. Registration can be completed online through the Rent Board’s portal.
What are the relocation payment obligations in San Francisco?
For no-fault evictions (owner move-in, Ellis Act, demolition, capital improvements, lead remediation, substantial rehab), landlords must pay approximately $7,614 per tenant (maximum 3 tenants per unit = $22,842). Elderly (60+), disabled, and families with minor children receive 200% of the base amount. Additionally, landlords must pay a rent differential equal to 24 months of the difference between the current rent and HUD Fair Market Rent for the area. Total relocation costs can exceed $50,000 per tenant. Amounts are adjusted annually by the Rent Board.
Does vacancy decontrol apply in San Francisco?
Yes. Under Costa-Hawkins, when a tenant voluntarily vacates a rent-controlled unit in San Francisco, the landlord may set any initial rent for the next tenancy. Once a new tenant moves in, the rent cap (currently 1.7% AGA) applies to all subsequent increases during that tenancy. Vacancy decontrol does not apply to units vacated due to no-fault evictions (OMI, Ellis Act) — those units have restrictions on re-rental pricing. Proposition 33 (2024) sought to repeal Costa-Hawkins and eliminate vacancy decontrol statewide, but was rejected by voters.
When does the SF AGA period change?
The SF Rent Board’s Annual General Adjustment takes effect on March 1 each year and runs through the last day of February the following year. The current rate of 1.7% applies from March 1, 2026 through February 28, 2027. The previous rate was 1.4% (March 1, 2025 through February 28, 2026). The Rent Board typically announces the new AGA rate in January or February based on CPI data. This March-to-February cycle is different from AB 1482’s August-to-July cycle and should not be confused with it.
Related Resources
AB 1482 Rent Cap Calculator
Calculate statewide rent increase limits for any California region under the Tenant Protection Act.
Use the calculator →California Landlord Compliance Checklist
Every law, deadline, and form California landlords need to know in 2026.
Read the checklist →California Security Deposit Laws
New one-month limit, 21-day return rule, and itemized deduction requirements.
Read the guide →Complete AB 1482 Rent Cap Guide
Deep dive into exemptions, CPI regions, notice requirements, and enforcement penalties.
Read the full guide →Stay compliant in San Francisco without the guesswork
LeaseBase™ automatically tracks SF rent caps, AGA periods, Rent Board deadlines, and relocation requirements for every unit in your portfolio.
Free for your first 3 units. No credit card required.