Fresno · Renting & eviction
Renting in Fresno: the rules that apply
Fresno's local rent review applies only to mobilehome park spaces, and city relocation benefits apply only when the city orders a unit vacated for an immediate health and safety risk. Most rental protections follow state law, including the 8.6% cap on covered units for increases from August 1, 2026 through July 31, 2027.
Key points
- Rent cap: State law caps covered units at 8.6% (5% plus 3.6% California inflation) for increases from August 1, 2026 through July 31, 2027; at most 2 per 12 months.
- Cap exemptions: Exempt from the state cap: housing with a certificate of occupancy from the last 15 years, non-corporate single-family homes or condos with written notice, and owner-occupied duplexes.
- Just cause: For covered units, state law requires a stated just cause after 12 months of lawful occupancy.
- Notices: State law: 60 days' notice to end a tenancy, or 30 if the tenant lived there under 1 year; 30 days for a rent increase, 90 above 10%.
- Relocation pay: For no-fault just-cause terminations of covered units, state law requires 1 month's rent, paid within 15 calendar days of the notice.
- Deposits: State law generally limits deposits to 1 month's rent; qualifying small landlords may collect up to 2 months.
- Mobilehomes: Fresno's local rent review limits apply only to mobilehome park spaces.
Each rule below is marked Fresno code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.
Rent increases
Fresno has a related local rule: Mobilehome Park Rent Review and Stabilization (§§ 12-2001 and following) — rent increase limits for mobilehome park spaces only (§ 12-2014). This page does not summarize it yet; read the text in the library. Where it does not apply, the state rule below does.
| Rent cap right now | 8.6% for increases taking effect August 1, 2026 through July 31, 2027 (5% plus 3.6% inflation) Applies: Covered units only. Inflation is the California consumer price index (Department of Industrial Relations), used for counties outside the four metro areas, April to April, as the statute requires; the figure is recomputed every year. |
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| Statewide rent increase cap (AB 1482) | 5% plus the change in cost of living, or 10%, whichever is lower, over any 12 months Applies: Covered units only; measured against the lowest rent charged in the prior 12 months. |
| Number of rent increases | No more than two increases in any 12-month period |
| Rent cap — new construction exemption | Housing with a certificate of occupancy issued within the previous 15 years is exempt (rolling) Applies: Mobilehomes excepted. |
| Rent cap — single-family home or condo exemption | A home or condo that can be sold on its own is exempt when the owner is not a REIT, a corporation or an LLC with a corporate member, and the tenant was given the written exemption notice Applies: The same exemption applies to the just-cause rule (§ 1946.2(e)(8)). |
| Rent cap — owner-occupied duplex exemption | A duplex in one building is exempt when the owner lived in the other unit at the start of the tenancy and still does, unless either unit is an ADU or JADU |
| New tenancy resets the rent | When no prior tenant remains, the owner may set the initial rent; the cap applies to later increases |
| Rent cap sunset | § 1947.12 is repealed on January 1, 2030 unless extended |
Eviction and just cause
CA state law Fresno has no rule of its own on this, so California law applies. Just cause required: After 12 months of lawful occupancy, the owner may terminate only for a just cause stated in the notice (Civ. Code § 1946.2(a)). Just-cause eviction in California — the full state rule →
Relocation payments
Fresno has a related local rule: Tenant relocation benefits after a city order to vacate (§ 11-338) — only when the city orders a unit vacated for an immediate health and safety risk. This page does not summarize it yet; read the text in the library. Where it does not apply, the state rule below does.
| No-fault eviction relocation assistance | One month's rent (as relocation payment or rent waiver), paid within 15 calendar days of the notice Applies: For no-fault just causes (owner move-in, withdrawal from market, substantial remodel, government order) on covered units; regardless of the tenant's income. |
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Notices
We found no Fresno rule on this in the Fresno Municipal Code (checked October 2026). The state rule below applies.
| Notice of a rent increase | At least 30 days' notice for an increase of 10% or less; at least 90 days for an increase of more than 10% Applies: The 10% is measured against the rent charged at any time in the 12 months before the increase, counting all increases in that period together. |
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| Notice to end a month-to-month tenancy (landlord) | 60 days' notice; 30 days if the tenant has lived there less than one year Applies: Where the unit is covered by just cause (Civ. Code § 1946.2) or a local ordinance, the notice must also state a qualifying cause. |
| Notice to end a month-to-month tenancy (tenant) | At least as long as the rental period (one month for a month-to-month tenancy) |
| 30-day notice when the unit is sold to an owner-occupant | 30 days' notice when a separately sellable unit is in escrow to a natural person who will live there for at least a year Applies: Notice within 120 days of opening escrow, given once, and all § 1946.1(d) conditions met. |
| Notice to pay rent or quit | 3 days, not counting Saturdays, Sundays and judicial holidays, stating the amount due and how to pay Applies: May be served any time within one year after the rent became due. |
| Notice to cure a lease violation or quit | 3 days, not counting Saturdays, Sundays and judicial holidays, to perform the broken lease term or leave |
| No fee for serving notices | A landlord may not charge the tenant a fee for serving or posting a notice |
Security deposits
CA state law Fresno has no rule of its own on this, so California law applies. Security deposit cap: One month's rent, on top of the first month's rent (Civ. Code § 1950.5(c)(1), (c)(6)). Deposit return deadline: 21 calendar days after the tenant moves out, with an itemized statement of any deductions (Civ. Code § 1950.5(h)(1)). California security deposit law — the full state rule →
Retaliation
CA state law Fresno has no rule of its own on this, so California law applies. Retaliation protection period: For 180 days after a tenant complains about habitability (to the landlord or an agency), the landlord may not evict, raise rent or cut services in retaliation (Civ. Code § 1942.5(a), (b)). Retaliatory eviction in California — the full state rule →
Harassment and lockouts
CA state law Fresno has no rule of its own on this, so California law applies. Lockouts and self-help eviction banned: A landlord may not change locks, remove doors or windows, or remove the tenant's belongings to force a tenant out (Civ. Code § 789.3(b)). Utility shutoffs banned: A landlord may not cut off water, heat, electricity, gas or other utilities to force a tenant out (Civ. Code § 789.3(a)). Tenant harassment and lockouts in California — the full state rule →
Repairs and habitability
Fresno has a related local rule: Rental Housing Improvement Act (§§ 10-1601–10-1615) — registration, fees and inspections for residential rental units (§§ 10-1604, 10-1605). This page does not summarize it yet; read the text in the library. Where it does not apply, the state rule below does.
| Duty to keep the unit habitable | The landlord must deliver a unit fit to live in and repair conditions that make it untenantable Applies: Unless the damage was caused by the tenant (Civ. Code §§ 1929, 1941.2). |
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| Repair and deduct | A tenant may make a repair the landlord neglects and deduct the cost from rent, up to one month's rent, no more than twice in any 12 months Applies: Only for conditions making the unit untenantable that the tenant did not cause, after notice and a reasonable time. |
| No rent while cited conditions go unrepaired | A landlord may not demand rent, raise rent or serve a 3-day notice when a public officer has cited untenantable conditions that remain unabated 35 days after notice Applies: All of the § 1942.4(a) conditions must exist, including official notice and no tenant-caused damage. |
Landlord entry
CA state law Fresno has no rule of its own on this, so California law applies. Landlord entry notice: Reasonable written notice, presumed to be 24 hours, and entry only during normal business hours (Civ. Code § 1954(d)(1), (e)). Landlord entry notice in California — the full state rule →
Condo conversions
| Relocation help |
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| Notice to tenants |
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| Tenants' right to buy |
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Other Fresno rules on this
Fresno's code also has these chapters. We have not summarized their values on this page yet; read them in the library.
- Rental Housing Improvement Act (§§ 10-1601–10-1615) — registration, fees and inspections for residential rental units (§§ 10-1604, 10-1605)
- Tenant relocation benefits after a city order to vacate (§ 11-338) — only when the city orders a unit vacated for an immediate health and safety risk
- Mobilehome Park Rent Review and Stabilization (§§ 12-2001 and following) — rent increase limits for mobilehome park spaces only (§ 12-2014)
Who this affects
Frequently asked questions
How much can rent go up in Fresno?
State law caps covered units at 8.6% (5% plus 3.6% California inflation) for increases from August 1, 2026 through July 31, 2027; at most 2 per 12 months. Exempt from the state cap: housing with a certificate of occupancy from the last 15 years, non-corporate single-family homes or condos with written notice, and owner-occupied duplexes. Fresno's local rent review limits apply only to mobilehome park spaces. Fresno also has a related rule: Mobilehome Park Rent Review and Stabilization (§§ 12-2001 and following) — rent increase limits for mobilehome park spaces only (§ 12-2014).
Does a landlord in Fresno need a reason to evict?
For covered units, state law requires a stated just cause after 12 months of lawful occupancy.
Does a Fresno landlord have to pay relocation?
For no-fault just-cause terminations of covered units, state law requires 1 month's rent, paid within 15 calendar days of the notice. Fresno also has a related rule: Tenant relocation benefits after a city order to vacate (§ 11-338) — only when the city orders a unit vacated for an immediate health and safety risk.
How much notice does a Fresno landlord have to give?
State law: 60 days' notice to end a tenancy, or 30 if the tenant lived there under 1 year; 30 days for a rent increase, 90 above 10%.
How much can a Fresno landlord charge for a security deposit?
State law generally limits deposits to 1 month's rent; qualifying small landlords may collect up to 2 months.
What happens to tenants when a Fresno building converts to condos?
Fresno's code: At least 2 months' rent for each unit. (Applies to condo conversions of units over 6 months old, for units vacated due to conversion after the 180-day notice.) (§ 15-3903); 180-day notice of conversion before the tenancy ends. (Applies to condo conversions of units more than 6 months old.) (§ 15-3903).
General information, not legal advice.
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