San Pablo Rent Review Program: Adopted 2026, Effective January 2027

Official source: https://sanpabloca.gov/2953/San-Pablo-Rent-Review-Program
Source retrieved: 2026-09-28
Date window: The City page states that Council adopted the program on September 21, 2026 and that it starts January 1, 2027. It is future-effective guidance, not a current rent cap.
Scope retained: Official future-effective guidance for the City’s Rent Review Program: a more-than-7% threshold, July 6, 2026 12-month look-back, notice content, filing timing, covered-unit overview, and voluntary mediation. The program does not cap rent and does not begin until January 1, 2027.

Limitation: This is a date-bounded official operational guidance snapshot, not the full municipal code. Verify the live official source, property-specific coverage, exemptions, and any later rate, fee, or deadline before relying on it.

Source: https://sanpabloca.gov/2953/San-Pablo-Rent-Review-Program

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San Pablo Rent Review Program

San Pablo Rent Review Program

A fair, transparent process for housing stability

San Pablo’s Rent Review Program is a cost-effective, balanced approach to creating housing stability. It applies when a rent increase is more than 7% in a 12-month period.

The Rent Review provides a fair and transparent process for reviewing significant rent increases before they become a hardship. Overseen by a board of San Pablo residents, the program encourages collaboration and mediation, and balances the rights of tenants and housing providers to help preserve a healthy housing market. The program was adopted by San Pablo City Council on Sept. 21 and starts Jan. 1, 2027.

Benefits to the community

Tenants: This program protects renters from excessive rent increases and offers a fair alternative to court for resolving disputes. Tenants also hold a direct seat on the Rent Review Board, ensuring their perspective informs local housing decisions.

Housing providers: Clear rules and voluntary mediation protect property investments without the constraints of rigid rent caps. This approach helps prevent property neglect, preserves property values and reduces the cost of legal disputes. Housing providers also hold a direct seat on the Rent Review Board, ensuring their perspective informs local housing decisions.

City: This model reduces displacement and creates a safety net for San Pablo renters while protecting the city's general fund. By adopting a lean, community-led mediation process instead of a more restrictive process, the city saves an estimated $1.2 million and five full-time staff positions annually. Those funds remain available for essential services, like public safety, street maintenance and youth and senior programs.

Public: This approach encourages continued investment in safe, well-maintained housing. It brings renters, housing providers and homeowners together to promote constructive dialogue and shared responsibility, without unnecessary administrative burden.

Who serves on the Rent Review Board

The Rent Review Board is a volunteer body appointed by the City Council. It has up to five members plus one alternate:

Two tenants who live in San Pablo.

Two housing providers who live in San Pablo and own rental property here.

One homeowner who lives in San Pablo and does not rent out any unit.

One alternate from any of the categories above.

A hearing cannot be held unless at least one tenant member, one housing provider member and one homeowner member are able to take part. If that balance is not available, the hearing is moved to the next date when it is.

Members serve staggered terms and are chosen through the City’s open recruitment process. They also help review the program each year and recommend improvements.

Interested in serving? Applications are available at [link to Rent Review Board page].

Housing Provider Notice Requirements

Housing providers must provide written notice of the Rent Review Program at the time any rent increase is issued. The notice must be provided in English and Spanish. A rent increase issued without this notice is legally void.

The notice must include:

Your name, phone number, and address.

A clear statement telling the tenant they may request a rent review if the increase is more than 7% of base rent, or if increases add up to more than 7% within a 12-month period.

Contact information for the Economic Development and Housing Division.

📞 Phone: 510-215-3000

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✉️ Email: cmo@sanpabloca.gov

How to request a rent review

Check your deadline.

You must file within 15 calendar days of receiving your rent increase notice. This is a firm deadline. If you miss it, the increase moves forward.

Gather your paperwork.

You will need a copy of the rent increase notice from your housing provider.

File your request.

Submit your request to the Economic Development and Housing Manager.

Online: [link to form]

By email: cmo@sanpabloca.gov

In person or by mail:

Attn: Economic Development & Housing Division - Rent Review

1000 Gateway Ave., San Pablo, CA 94806

It is against the law for a housing provider to evict or harass you because you asked for a rent review. If you believe this is happening, contact the Economic Development and Housing Division at 510-215-3000 or call ECHO Housing at 925-732-3919 for free counseling.

Stage 1: Conciliation

Stage 2: Mediation

Stage 3: Rent Review Board Hearing

Stage 1: Conciliation

Conciliation is the first step in the Rent Review Program process, where a neutral third party (City of San Pablo staff) works with renters and housing providers to open the conversation about finding a mutually acceptable solution regarding a qualifying rent increase.

City staff review your request to confirm it qualifies. Within three business days of that decision, staff contact your housing provider. The housing provider has 10 business days to respond.

This stage is designed to help both sides reach a voluntary, final agreement early. If an agreement is successfully reached during conciliation, the dispute is resolved and the process ends. If the parties are unable to reach a mutual resolution, either side may request to escalate the case to Stage 2: Mediation.

If the housing provider does not take part in conciliation within 10 business days, the proposed rent increase is void. For tenants, conciliation simply requires staying in active contact with City staff, rather than attending joint meetings. If the tenant fails to cooperate at this stage, no further remedies are available.

Stage 2: Mediation

If conciliation does not produce an agreement, either side may request mediation within five business days after conciliation ends. The City will schedule mediation within 60 days of the request. A trained, neutral rent review officer leads the session.

Both sides can share documents and explain their situation. The rent review officer considers things like the reason for the increase, financial hardship on the tenant, how often rent has gone up before, the cost of owning and maintaining the property, and a reasonable return for the housing provider.

Any agreement reached in mediation is voluntary. Both parties may put it in writing, but the City does not enforce it.

If the housing provider fails to attend a scheduled mediation meeting without a documented emergency (“good cause”), the proposed rent increase is void. If the dispute reaches mediation and the tenant fails to attend without good cause, the case is closed and the rent increase stands.

Stage 3: Rent Review Board Hearing

If conciliation and mediation both end without an agreement, the tenant may request a public hearing before the Rent Review Board.

The board listens to both sides and issues a recommendation. The board’s recommendation is advisory. It is not legally binding on either party. The goal is a fair, public airing of the facts that encourages both sides to settle.

Attendance at this hearing is required for both parties. If the tenant fails to appear without a documented emergency (“good cause”), the case is dismissed and the proposed rent increase stands. If the housing provider fails to appear without good cause, the rent increase is legally voided.

FAQs

Do I qualify?

You can ask for a rent review if your rent increase:

Is more than 7% above your base rent, or

Adds up to more than 7% above your base rent when combined with other increases in the past 12 months.

What is base rent?

Base rent is the rent you paid in the month right before the increase takes effect. It does not include utilities, fees or pass-through costs.

How is the 12-month period counted?

The 12-month look-back starts July 6, 2026. Any increase issued on or after that date counts toward the total when the program begins Jan. 1, 2027.

What types of rental units are covered?

The program covers most rental housing in San Pablo, including many unit types that state law leaves out.

Covered units include:

Single-family homes and condominiums, whether owned by an individual or an investor.

Multifamily units.

Mobile home spaces, whether or not you own the mobile home itself.

Accessory dwelling units, or ADUs, and junior ADUs.

Duplexes, including those where the owner lives in one unit.

Units built within the past 15 years.

Other rental units where you have a lease.

The program does not apply to:

Units with a recorded agreement that already restricts rents through a federal, state or local affordable housing program.

Units owned or operated by a government agency.

Units owned by nonprofit hospitals or institutions and used as temporary housing for medical, religious or charitable purposes.

Is this rent control?

No. The program does not cap rents or limit how much a housing provider can charge. It creates a process to review large increases and help both sides reach a voluntary agreement.

What if my increase is exactly 7%?

The program applies to increases of more than 7%. An increase of exactly 7% does not qualify on its own, but it may qualify if combined with other increases in the past 12 months that push the total above 7%.

What if I miss the 15-day deadline to file for rent review after receiving notice of my rent increase?

The rent increase is valid. File as soon as you receive your notice. If you need help filing, contact 510-215-3000 right away.

Can the board make my Housing Provider lower the rent?

No. The board’s recommendation is advisory. It carries public weight and often encourages agreement, but it does not bind either party.

Under what circumstances is my rent increase legally void?

Rent increases in San Pablo are void if any of the following occur:

Your housing provider does not provide written notice of the Rent Review Program in English and Spanish as a resource at the time the rent increase is issued.

You correctly file your qualifying rent increase for review, but your housing provider does not take part in conciliation.

You escalate your rent review to the mediation stage, and you attend the mediation meeting, but your housing provider does not attend mediation without a good reason.

Your rent review is evaluated in a public hearing before the Rent Review Board, and you attend the hearing, but your housing provider does not attend the hearing without a good reason.

If my rent increase is voided, what will my rent be?

If your rent increase is voided, your rent remains at the rate you were paying before the increase was proposed. Because this program does not impose permanent rent caps, your housing provider can propose a new increase in the future. However, any new increase must include the mandatory English and Spanish notice, remains subject to review if it exceeds 7% within a 12-month period and cannot be retaliatory. If a landlord issues a new rent increase in bad faith to punish you for participating in the Rent Review Program, it is considered unlawful retaliation.

Do I need a lawyer to participate in the Rent Review Program?

No. The process is designed for people to use on their own. If you would like free or low-cost counseling, contact ECHO Housing at 925-732-3919.

Does it cost anything to file?

The City may charge housing providers and tenants reasonable fees to cover the cost of running the program.

How does Rent Review work with state law?

California's Tenant Protection Act, known as AB 1482, sets statewide rent caps and ‘just cause’ rules for some rental units. San Pablo’s program works alongside it.

The local program does two things state law does not:

It covers single-family homes, ADUs and mobile home spaces, which are not protected by state rental laws under AB 1482.

It adds a review process for increases over 7%, without imposing a hard cap.

Housing providers must still follow AB 1482 where it applies. If the two rules conflict, the one that better protects the tenant applies.

What if I am dealing with an eviction or harassment, not a rent increase?

Those are covered by separate city protections. Visit the San Pablo Housing Stability Hub or call ECHO Housing at 925-732-3919.

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Get Help

City of San Pablo Economic Development and Housing

Phone: 510-215-3000

Email: cmo@sanpabloca.gov

Address: 1000 Gateway Ave., San Pablo, CA 94806

Hours: Monday through Thursday (closed Fridays), 7:30 a.m. to 4 p.m., by appointment.

ECHO Housing: Free and low-cost mediation and counseling

Phone: 925-732-3919

San Pablo Housing Stability Hub