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Imperial Beach · Renting & eviction

Eviction and just cause in Imperial Beach

Imperial Beach's just-cause rules apply once a tenant has lived in the unit continuously and lawfully for 12 months. Under Imperial Beach's rules, the owner or family member must move in within 90 days and live there at least 12 consecutive months.

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Key points

  • Just cause: Imperial Beach's just-cause rules apply once a tenant has lived in the unit continuously and lawfully for 12 months.
  • Owner move-in: Under Imperial Beach's rules, the owner or family member must move in within 90 days and live there at least 12 consecutive months.

Each rule below links to the section of the Imperial Beach Municipal Code it was read from, with the code text one click away (checked October 2026). General information, not legal advice.

What Imperial Beach's code says

Imperial Beach code What Imperial Beach's code adds
When protection starts
  • 12 months.
    Applies: The tenant has lived in the unit continuously and lawfully.
    § 9.90.050 · code text
    After a tenant has continuously and lawfully occupied a residential rental unit for 12 months, no owner of a residential rental unit shall terminate a tenancy without just cause.
Allowed at-fault reasons
  • Default in payment of rent; breach of a material lease term; nuisance; waste; refusal to sign a similar written lease extension or renewal after written request; criminal activity by the tenant at the unit or common areas, or criminal activity or a criminal threat on or off the property directed at the owner or owner's agent; assigning or subletting in violation of the lease; refusal to allow lawful entry; using the premises for an unlawful purpose; failure of an employee, agent or licensee to vacate after termination; failure to deliver possession after giving written notice or an accepted written offer to surrender
    § 9.90.050 · code text
    At-fault just cause means any of the following at fault just cause reasons as specified in Civil Code 1946.2 (b)(1):
Allowed no-fault reasons
  • Intent to occupy by the owner or specified family members as a primary residence for a minimum of 12 continuous months
    Applies: Intended occupant must move in within 90 days after the tenant leaves and live there as a primary residence for at least 12 consecutive months; not allowed if the intended occupant already lives in a unit on the property or a similar unit is vacant there; for mobilehome leases entered into on or after March 22, 2025, only if the tenant agrees in writing or the lease lets the owner terminate for owner or family occupancy
    § 9.90.050 · code text
    Intent to occupy the residential rental unit by the owner or the owner's spouse, domestic partner, children, grandchildren, parents, or grandparents for a minimum of 12 continuous months as that person's primary residence.
  • Following a government or court habitability or vacate order, or a local ordinance requiring the unit be vacated.
    § 9.90.050 · code text
    The tenancy is terminated on the basis of the owner's compliance with any of the following:
  • Taking the rental unit off the rental market.
    § 9.90.050 · code text
    The tenancy is terminated on the basis of the owner's decision to withdraw the residential rental unit from the rental market.
  • The owner plans to substantially remodel or demolish the unit.
    Applies: The owner cannot require the tenant out on days they could keep living there without breaking health, safety or habitability rules.
    § 9.90.050 · code text
    The tenancy is terminated because of the owner's intent to substantially remodel or demolish a residential rental unit.

The California rule underneath

Where Imperial Beach's rule above does not cover a situation, state law still applies. For the statewide rule on its own, see Just-cause eviction in California.

CA state law The statewide rule underneath
Just cause required
After 12 months of lawful occupancy, the owner may terminate only for a just cause stated in the notice
Applies: Covered units only (§ 1946.2(e) exempts, among others, housing built in the last 15 years and single-family homes or condos not owned by a corporation or REIT when the tenant got the required notice). If new adult tenants joined before anyone reached 24 months, all tenants need 12 months or one needs 24.
Civ. Code § 1946.2(a)
Chance to cure first
For a curable lease violation, the owner must first serve a notice to cure before a 3-day notice to quit
Civ. Code § 1946.2(c)
Just cause — new construction exemption
Housing with a certificate of occupancy issued within the previous 15 years is exempt (rolling)
Applies: Mobilehomes excepted.
Civ. Code § 1946.2(e)(7)
Just cause law sunset
§ 1946.2 is repealed on January 1, 2030 unless extended
Civ. Code § 1946.2(n)

Who this affects

TenantsLandlordsProperty managers

Frequently asked questions

Does a landlord in Imperial Beach need a reason to evict?

Imperial Beach's just-cause rules apply once a tenant has lived in the unit continuously and lawfully for 12 months. Under Imperial Beach's rules, the owner or family member must move in within 90 days and live there at least 12 consecutive months.

General information, not legal advice.

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Ask GoCodebook how Imperial Beach's eviction and just cause rules apply to your situation and get an answer that cites the section.

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More on renting & eviction in Imperial Beach

All renting & eviction rules in Imperial Beach

Just-cause eviction in California

Imperial Beach Municipal Code — full text