San Francisco Landlord Laws, the 2026 Quick Guide (Rent Ordinance + AB 1482)

San Francisco operates under California state law (Civ. Code 1950.5, AB 1482) plus the strict SF Rent Ordinance and SF Just Cause Eviction Ordinance. SF is among the most tenant-protective rental markets in the US. This is the SF-specific quick reference for 2026.

## California baseline

• Security deposit: 1 month cap under AB 12, 2 months small-owner carve-out (Cal. Civ. Code 1950.5(c)(5)(A)).
• Return deadline: 21 days (Civ. Code 1950.5(h)(1)).
• Bad-faith withholding: 2x damages (Civ. Code 1950.5(m)).
• AB 1482 rent cap: 5% + CPI or 10%, whichever lower.
• Just cause after 12 months (Civ. Code 1946.2).
• 3-day pay-or-quit (CCP 1161(2)).

## SF Rent Ordinance rules

SF Administrative Code Chapters 37 and 37A: - Rent control: covers most multi-family units built before June 13, 1979. - Annual increase: limited to the SF Rent Board's annual allowable increase (typically 1-2.5%, much lower than AB 1482). - Just Cause Eviction: SF requires just cause for ALL tenancies (no first-year exception unlike state). - Tenant relocation: required for owner move-in, Ellis Act, substantial remodel. - Capital improvement passthrough: requires Rent Board approval. - Hotel-Motel Conversion: SF restricts conversion of residential to short-term.

## SF eviction process

SF evictions go through the SF Superior Court:

1. Serve appropriate notice (3-day pay-or-quit, 30/60-day no-fault with relocation).
2. File Unlawful Detainer Complaint.
3. Tenant 5-day answer.
4. Trial within 20-30 days.
5. Sheriff lockout.

SF's Just Cause Ordinance means many no-fault terminations require Rent Board filings and tenant relocation payments under SF schedules (typically $7,000-$15,000+ per unit).

## Common mistakes

Treating SF like other CA cities. AB 1482 is the floor; SF Rent Ordinance is much stricter. Generic CA templates miss SF Just Cause and rent cap.

Owner move-in without Rent Board notice. SF requires Rent Board filing.

Underpaying SF tenant relocation. SF schedule is much higher than AB 1482's one month rent.

For an SF-ready California residential lease that includes Civ. Code 1950.5(c)(5)(A) post-AB 414, AB 1482 cap notice, and SF Rent Ordinance addendum, see leasekit.io/templates/california-residential-lease for $29 one-time.