Oakland Landlord-Tenant Rules
Oakland adds local rules on top of California landlord-tenant law. Here is what is different, with the city code or agency page behind each rule.
| Rent stabilization | Oakland's Rent Adjustment Program (RAP) limits annual increases on covered units to the CPI allowable increase. For August 1, 2026 through July 31, 2027 it is 2.3% (it was 0.8% for August 1, 2025 through July 31, 2026). Owners may 'bank' unused CPI increases. Since January 1, 2026, banked increases expire if not used within five years, and no single annual increase may exceed three times the current CPI. Any notice that uses banking must include a current Business Tax Certificate. Banked increases expire on a change of ownership, except for qualifying inheritance transfers. Combined increases cannot exceed the state AB 1482 cap (8.8% from August 1, 2026). Exempt from rent limits: new construction after January 1, 1983; substantially rehabilitated units; subsidized units; single-family homes and condos exempt under Costa-Hawkins; and other listed categories. Exemptions: https://www.oaklandca.gov/Community/Housing-Programs-Support/Rent-Adjustment-Program-RAP/For-Property-Owners/Properties-Exempt-from-the-Rent-Adjustment-Program |
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| Just-cause eviction | Under the Just Cause for Eviction Ordinance (Measure EE), landlords may end a tenancy only for one of 10 causes: nonpayment of rent; a continued lease violation after written notice; substantial damage not stopped or repaired after notice; continued disturbance after notice; illegal use; refusing access after 24-hour written notice; owner return when allowed by the lease; owner or family move-in; Ellis Act withdrawal; and substantial repairs that cannot be done with the tenant in place. For a nonpayment eviction, the rent owed must be at least one month of HUD Fair Market Rent for a unit of that size. Owner or family move-in is not allowed against tenants who are 60 or older, disabled, or catastrophically ill. All RAP-covered units are covered, and many units exempt from rent limits still have just-cause protection. The exact section for the list of causes (likely 8.22.360) is inferred from the link and was not read. |
| Relocation assistance | Under the Uniform Relocation Ordinance, owners must pay relocation to tenants displaced by owner or relative move-in, Ellis Act withdrawal, condo conversion, or code-compliance repairs. Base payments for July 1, 2026 through June 30, 2027: studio or 1-bedroom $8,293.13; 2-bedroom $10,206.93; 3 or more bedrooms $12,599.18 per unit. Households with lower income, elderly or disabled tenants, or minor children get one additional payment of $2,500 per unit. Amounts adjust for inflation each year on a July 1 to June 30 schedule (City ordinance page and Rent Adjustment Program info sheet dated May 28, 2026: https://www.oaklandca.gov/files/assets/city/v/1/housing-comm-dev/documents/rap/info-sheet_uniform-residential-tenant-relocation_en_5.28.26_final.pdf). Older city code-compliance pages that mention an August 1 adjustment are out of date. No-fault termination notices must state the tenant's right to relocation payments. Payment timing was not stated on the city pages. |
| Lockouts/harassment | The Tenant Protection Ordinance (TPO) makes it unlawful for an owner to act in bad faith to harass tenants. Examples: cutting or failing to provide housing services or repairs; unsafe repair work (dust, lead, mold, asbestos); abusing access rights; coercing a tenant to move, including threats to report to immigration authorities; repeated buyout offers after a written request to stop; threats of harm; refusing lawful rent or holding a rent check more than 30 days without a receipt; privacy violations; unlawful lockouts; removing amenities such as parking without good cause; and charging late fees that exceed the TPO limits (5-day grace period and 3% cap). Tenants can bring a civil action. For some repair and rent-refusal claims, the tenant may first need to give 15 days' written notice to cure. |
| Required notices/registration | Owners of RAP-covered units must register rent and tenancy information in the Oakland Rent Registry each year by March 1 (the 2026 deadline was March 2, 2026). Owners who have not registered cannot raise rents, petition for increases, or respond to tenant petitions. Failure to register is an affirmative defense in most eviction cases. Owners must also give tenants the RAP Notice to Tenants at the start of the tenancy. |
Eviction cases in Oakland are heard in: Superior Court of California, County of Alameda (unlawful detainer)
Eviction court, fees and help
Local agencies
- Oakland Rent Adjustment Program (RAP) — Administers rent limits, banking, petitions, the rent registry, just cause and the TPO. (510) 238-3721, rap@oaklandca.gov.
Frequently asked questions
What landlord-tenant rules does Oakland add on top of California law?
Rent stabilization: Oakland's Rent Adjustment Program (RAP) limits annual increases on covered units to the CPI allowable increase. For August 1, 2026 through July 31, 2027 it is 2.3% (it was 0.8% for August 1, 2025 through July 31, 2026). Owners may 'bank' unused CPI increases. Since January 1, 2026, banked increases expire if not used within five years, and no single annual increase may exceed three times the current CPI. Any notice that uses banking must include a current Business Tax Certificate. Banked increases expire on a change of ownership, except for qualifying inheritance transfers. Combined increases cannot exceed the state AB 1482 cap (8.8% from August 1, 2026). Exempt from rent limits: new construction after January 1, 1983; substantially rehabilitated units; subsidized units; single-family homes and condos exempt under Costa-Hawkins; and other listed categories.; Just-cause eviction: Under the Just Cause for Eviction Ordinance (Measure EE), landlords may end a tenancy only for one of 10 causes: nonpayment of rent; a continued lease violation after written notice; substantial damage not stopped or repaired after notice; continued disturbance after notice; illegal use; refusing access after 24-hour written notice; owner return when allowed by the lease; owner or family move-in; Ellis Act withdrawal; and substantial repairs that cannot be done with the tenant in place. For a nonpayment eviction, the rent owed must be at least one month of HUD Fair Market Rent for a unit of that size. Owner or family move-in is not allowed against tenants who are 60 or older, disabled, or catastrophically ill. All RAP-covered units are covered, and many units exempt from rent limits still have just-cause protection.; Relocation assistance: Under the Uniform Relocation Ordinance, owners must pay relocation to tenants displaced by owner or relative move-in, Ellis Act withdrawal, condo conversion, or code-compliance repairs. Base payments for July 1, 2026 through June 30, 2027: studio or 1-bedroom $8,293.13; 2-bedroom $10,206.93; 3 or more bedrooms $12,599.18 per unit. Households with lower income, elderly or disabled tenants, or minor children get one additional payment of $2,500 per unit.; Lockouts/harassment: The Tenant Protection Ordinance (TPO) makes it unlawful for an owner to act in bad faith to harass tenants. Examples: cutting or failing to provide housing services or repairs; unsafe repair work (dust, lead, mold, asbestos); abusing access rights; coercing a tenant to move, including threats to report to immigration authorities; repeated buyout offers after a written request to stop; threats of harm; refusing lawful rent or holding a rent check more than 30 days without a receipt; privacy violations; unlawful lockouts; removing amenities such as parking without good cause; and charging late fees that exceed the TPO limits (5-day grace period and 3% cap). Tenants can bring a civil action. For some repair and rent-refusal claims, the tenant may first need to give 15 days' written notice to cure.
← All California landlord-tenant rules
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.