Local code · Los Angeles

Los Angeles — Rent Stabilization (RSO)

The Los Angeles Rent Stabilization (RSO), explained in plain English with the controlling citations.

Last reviewed: July 6, 2026

Overview

The Los Angeles Rent Stabilization Ordinance establishes citywide rent control and eviction protections for covered rental units, codified in the Los Angeles Municipal Code as Chapter XV, Article 1, §§ 151.00–151.35. The ordinance’s stated purpose is to curb excessive rent increases while ensuring landlords a just and reasonable return . RSO lives outside the Los Angeles Zoning Code (Chapter 1) and Chapter 1A; it controls rents, registration, and evictions, not land-use entitlements or development standards.

Most critical rule in plain English: a landlord of an RSO unit may not demand or accept rent without first obtaining a valid annual RSO registration and serving a copy on the tenant, per § 151.05 A .

What the RSO covers in Los Angeles

Title and scope: “Rent Stabilization Ordinance of the City of Los Angeles,” codified at §§ 151.00–151.35; definitions and cross-references live in § 151.02 .
Maximum and “Maximum Adjusted Rent”: The code defines Maximum Adjusted Rent as the lawful base rent plus adjustments under § 151.06, § 151.07, and § 151.08, reduced by applicable rent reductions or REAP actions .
Coverage note: City findings state approximately 76% of multifamily rentals are regulated by the RSO, with separate citywide just-cause protections for others via the Just Cause Ordinance (JCO) .

Registration, certificates, and posting

Annual registration and rent acceptance: No landlord may demand or accept rent for a rental unit without a current RSO registration/renewal and delivering a copy to the tenant, per § 151.05 A .
Required on-site posting: Properties subject to registration must post an LAHD-provided RSO notice with department contact information in a conspicuous common location, per § 151.05 I .
Rent Registry and tenant surcharge: LAHD operates a Rent Registry. Effective January 1, 2020, a landlord current on fees who has completed the rent registry may collect one‑twelfth of 50% of the annual registration fee per month from the tenant, with 30‑day notice, per § 151.05 F and related Rent Registry provisions .

Rent increases under the RSO

Core cap (automatic annual adjustment): The Department publishes the annual rent increase each spring for the July 1–June 30 period. The annual percent is CPI‑based with a floor of 3% and a cap of 8%, calculated as specified and published on or before May 30 under § 151.06 D .
COVID‑19 freeze (historical): Rent increases on occupied RSO units were prohibited during the COVID local emergency plus one year, under § 151.32 .
Temporary 4% window (2024): From February 1, 2024 through June 30, 2024, one rent increase up to 4% (plus up to 2% if the landlord pays electric and/or gas) was authorized by § 151.34; this section repealed June 30, 2024 .

Additional (petition-based) rent adjustments

Under § 151.07, specific capital programs allow additional, regulated surcharges or increases after LAHD review:

Primary Renovation Work: Permanent increase not exceeding the lesser of 100% of average per‑unit cost amortized at the prescribed interest or 10% of Maximum Adjusted Rent, imposed in two equal increments over two years, with tenant habitability compliance; limits apply where public funds are used .
Seismic Retrofit Work: Temporary surcharge equal to 50% of average per‑unit seismic cost amortized over 120 months; ends after 10 years; public-funding limitations apply .
Rehabilitation Work: Five-year surcharge to recover allowable expenses, subject to a cap of $75/month or 10% of Maximum Adjusted Rent (whichever is less), with extensions if needed to recover allowable costs; not included in Maximum Adjusted Rent for future CPI adjustments .

Table — Decision‑relevant rent rules (RSO)

Topic	Standard	Notes	Code Reference
Annual automatic increase	CPI‑linked; floor 3%, cap 8%	Published by May 30 for July–June period	§ 151.06 D
Temporary 2024 adjustment	4% (plus +1% each if LL pays electric/gas; max +2%)	Feb 1–Jun 30, 2024 only	§ 151.34
COVID freeze	No increases during local emergency + 1 year	Historic constraint	§ 151.32
Primary Renovation	≤ lesser of 100% amortized cost or 10%	Two equal increments over two years	§ 151.07 (Primary Renovation)
Seismic Retrofit	50% amortized over 120 months	Temporary surcharge; ends after 10 years	§ 151.07 (Seismic)
Rehab surcharge	≤ $75/mo or 10%; 5‑year period	Can extend to recover allowable costs	§ 151.07 (Rehab)
Registration/Registry	Must register annually; post notice; Registry completion conditions tenant surcharge	No rent can be demanded without current registration	§ 151.05 A, F, I; Registry items

For REAP properties, rent increases and pass‑throughs are further restricted; rent reductions and escrow may be ordered under Chapter XVI enforcement, which interlocks with RSO and may bar certain pass‑throughs while in REAP .

Evictions and just cause under the RSO

Evictions from RSO units require “cause,” enumerated in § 151.09 A. Some at‑fault examples and selected no‑fault grounds below (this is a partial list, limited to retrieved items):

At‑fault examples:
- Nonpayment of rent (subject to minimum threshold; the notice must state the unit’s bedroom count), § 151.09 A.1 .
- Breach of a lawful obligation/covenant with opportunity to cure, § 151.09 A.2 .
- Nuisance, damage, or unreasonable interference with others’ comfort/safety, § 151.09 A.3 .
No‑fault examples (selected):
- Owner or relative occupancy (referenced in cross‑sections addressing re‑rental, penalties, and filing duties), § 151.09 A.8 (referenced in related provisions) .
- Residential Hotel conversion/demolition with required clearance, § 151.09 A.13 .
- Conversion to an affordable housing accommodation under a recorded regulatory agreement; if later re‑rented, prior rent and right to return rules apply, § 151.09 A.14 .

Required steps and enforcement:

Written notice of termination must state the specific RSO ground; certain no‑fault cases trigger re‑rental and return rights, filing duties, and penalties for bad faith, including treble damages for wrongful owner‑occupancy evictions, per related cross‑sections tied to § 151.09 A.8 .
Failure to provide required monetary relocation assistance under § 151.09 G is an affirmative defense to eviction and creates landlord liability for unpaid amounts plus attorney’s fees under § 151.09 H .
The City maintains specific Ellis Act provisions (e.g., regulatory framework and re‑rental rights) in §§ 151.22, 151.26, 151.27 for properties withdrawn from the rental market; RSO cross‑references these tenant return rights if demolition does not proceed .

Table — Eviction grounds and key RSO requirements (selected)

Ground (selected)	Key condition(s)	Procedural notes	Code Reference
Nonpayment of rent	Amount due must exceed one month of HUD FMR for comparable bedroom size; notice must state bedroom count	Standard notice and cure rules; at‑fault	§ 151.09 A.1
Breach of lease	Lawful covenant; tenant must be given written notice and chance to cure	At‑fault	§ 151.09 A.2
Nuisance/damage	Nuisance or damage causing unreasonable interference on-site or within 1,000 ft	At‑fault	§ 151.09 A.3
Owner/relative occupancy	Landlord/qualified relative intends to occupy	Re‑rental rights and penalties if in bad faith; filing duties upon re‑renting	§ 151.09 A.8; related: penalties and re‑rental notice
Residential Hotel conversion/demolition	Dept. approval of Application for Clearance required	No‑fault; specific hotel rules	§ 151.09 A.13
Convert to affordable housing	Recorded regulatory agreement and conditions	If re‑rented within timelines, prior rent and right‑to‑return rules apply	§ 151.09 A.14

For Ellis Act withdrawals, RSO ties re‑offer and re‑rental rights to state law and local Ellis provisions (§§ 151.22, 151.26, 151.27) . Separate, citywide just‑cause requirements for non‑RSO units are in the JCO; see California housing laws for state interaction.

Relocation assistance

RSO relocation is required for certain no‑fault evictions under § 151.09 G; failure to pay is an affirmative defense and creates civil liability under § 151.09 H .
Amounts and tenant categories (e.g., qualified, length of tenancy) are administered by LAHD; the ordinance references LAHD processes and RAC regulations. Exact dollar schedules were not included in the retrieved text. Not found in retrieved materials.
JCO relocation amounts (citywide, for units covered by that ordinance) are separate and should not be conflated with RSO; verify which scheme applies to your tenancy before issuing notices. See Los Angeles Permits & Forms for LAHD forms.

Tenant Buyouts (voluntary vacancies)

Before making a buyout offer, the landlord must provide the LAHD‑authorized RSO Disclosure Notice of tenant rights; any Buyout Agreement must be in the tenant’s primary language, include a bold 30‑day cancellation statement, and be filed with LAHD within 60 days; violations provide an affirmative defense and a private right of action under § 151.31 .

Related programs and cross‑references

Tenant anti‑harassment: The RSO references citywide prohibitions; offering money to vacate without providing the required RSO buyout notice is defined as harassment under § 151.33 (cross‑referencing Chapter IV Article 5.3) .
Tenant Habitability Program (THP): Construction impacting habitability (often tied to § 151.07 adjustments) requires compliance with Article 2 (THP), which coordinates with building permits under the California Building Standards Code .
Zoning and development: Demolition, new construction, and project approvals are governed by the Los Angeles Zoning framework; see Los Angeles Overlay Districts and Los Angeles Design Review for area‑specific and design procedures unrelated to RSO. Los Angeles Parking and Los Angeles ADUs live on separate pages.

Checklist

Confirm the unit’s RSO coverage and obtain/renew the annual RSO registration; serve the registration on each tenant before demanding or accepting rent (see § 151.05 A) .
Post the required LAHD RSO notice conspicuously at the property (see § 151.05 I) .
If issuing a rent increase, verify the currently published RSO annual adjustment and any special rules in effect (e.g., history of freeze or temporary limits) (see § 151.06 D, § 151.32, § 151.34) .
For capital/renovation pass‑throughs, obtain LAHD approval and follow THP/tenant‑relocation procedures when required (see § 151.07) .
For any eviction, choose an authorized § 151.09 ground, serve the correct notice, file any LAHD declarations required, and pay relocation when applicable (see § 151.09 A, G, H) .
If offering a buyout, give the RSO Disclosure Notice and comply with § 151.31 filing and 30‑day cancellation rights .
For Ellis or demolition scenarios, coordinate with LAHD on §§ 151.22, 151.26, 151.27 processes and re‑rental restrictions; verify replacement/return obligations .
Keep records of Maximum Rent/Maximum Adjusted Rent and justifications, per § 151.05 C .

Risks & Ambiguities

Issue	Why it matters	What to verify
Registration status	Demanding/accepting rent without current registration violates RSO	Confirm current certificate served per § 151.05 A; confirm Rent Registry completion for any tenant surcharge
Current allowable increase	Annual percent changes over time	Check the LAHD‑published § 151.06 D adjustment for the applicable July–June year
Capital pass‑through math	The 10% cap, amortization, and eligibility differ by program	Validate scope, costs, THP compliance, and § 151.07 formulas with LAHD determinations
Just‑cause selection	Using the wrong § 151.09 ground or missing steps can void the notice	Confirm the ground, any filings (e.g., owner‑occupancy), and relocation timing/amounts; failure to pay § 151.09 G relocation is an affirmative defense
REAP interactions	Properties in REAP face rent reductions/increase prohibitions	Check Chapter XVI REAP orders and any barred pass‑throughs during REAP
RSO vs. JCO vs. State TPA	Different coverage and relocation schemes	Verify with the jurisdiction which regime applies to the unit and notice; do not mix RSO § 151.09 G with JCO amounts; see California housing laws

Plain-English Summary

If your Los Angeles rental is under the RSO, you must register it annually and serve the registration on the tenant before you can collect rent. Year to year, rent increases are limited to the city’s CPI-based adjustment (3–8%), and extra pass‑throughs for major work require LAHD approval. Evictions must fit a listed reason with the right notice and, in many no‑fault cases, relocation money is due; not paying is a defense to eviction. When in doubt, verify with LAHD before serving notices.

Information Gaps

Exact, current relocation dollar amounts under § 151.09 G. Not found in retrieved materials.
Full enumeration of every § 151.09 A ground (only selected grounds were retrieved). Not found in retrieved materials.
Complete text of all subsections of § 151.06 (only the publication method and 3–8% bracket were retrieved). Not found in retrieved materials.

Source References

Los Angeles Municipal Code — Rent Stabilization Ordinance: Title, purpose, definitions, automatic adjustments, registration, rent limits, evictions, buyouts, anti‑harassment: §§ 151.00, 151.01, 151.02, 151.04, 151.05, 151.05.1, 151.06, 151.07, 151.08, 151.09, 151.31, 151.32, 151.33, 151.34, 151.35 .
Ellis Act provisions referenced in RSO: §§ 151.22, 151.26, 151.27 (re‑offer and re‑rental rules) .
REAP/Code Enforcement interactions: Chapter XVI, including REAP decisions and notices that affect RSO rents and evictions .
Official LAHD links (code and program portals): LAHD homepage, RSO code library, Rent Registry portal, Eviction filing resources, Ellis packet, and relocation bulletins (for up‑to‑date forms and schedules) — URLs catalogued here: Los Angeles City Rent & Tenant Regulations — Official Links Index .

Sources

Retrieved passages

Los Angeles Zoning Code (Section 151.06.) High relevance
Los Angeles Zoning Code (Article 1) High relevance
Los Angeles Zoning Code (CHAPTER XV) High relevance
Los Angeles Zoning Code (section shall) High relevance
Los Angeles Zoning Code (section shall) High relevance
Los Angeles Zoning Code (Section 151.00) High relevance
Los Angeles Zoning Code (section shall) Medium relevance
Los Angeles Zoning Code (section or) High relevance
Los Angeles Zoning Code High relevance
Los Angeles Zoning Code (Section 151.21) High relevance
Los Angeles Zoning Code (section shall) High relevance
Los Angeles Zoning Code (section shall) High relevance
Los Angeles Zoning Code (section shall) Medium relevance
Los Angeles Zoning Code (Section 151.06) Medium relevance
Los Angeles Zoning Code (section shall) Medium relevance
Los Angeles Zoning Code (Section 827) Medium relevance
Los Angeles Zoning Code (section shall) Medium relevance
Los Angeles Zoning Code (Chapter 1A) Medium relevance
Los Angeles Zoning Code (Chapter 1A) Medium relevance
Los Angeles Zoning Code (section shall) Medium relevance
Los Angeles Zoning Code (§151) Medium relevance
Los Angeles Zoning Code (Section 151.06) Medium relevance
Los Angeles Zoning Code (section shall) Medium relevance
Los Angeles Zoning Code (Article 5.3) Medium relevance
Los Angeles Zoning Code (section shall) Medium relevance
Los Angeles Zoning Code (Section 151.06) Medium relevance
CBC § 151.04 (chapter along) Medium relevance
CBC § 151.04 (Chapter XVI) Medium relevance
Los Angeles Zoning Code (Section 161.409) Medium relevance
Los Angeles Zoning Code (section shall) Medium relevance

Cited sections

Official Los Angeles code library

Frequently asked questions

What is the annual allowable rent increase for RSO units right now?

Under the RSO, LAHD publishes the annual CPI‑based increase each spring for the period July 1 through June 30, with a floor of 3% and a cap of 8% per § 151.06 D. Check the City’s published notice for the current year’s exact percentage .

Can I raise rent on an RSO unit without registering it first?

No. A landlord may not demand or accept rent without first procuring and serving a valid RSO registration/renewal on the tenant; posting at the property is also required. See § 151.05 A and § 151.05 I .

Do I have to pay relocation if I evict for owner move‑in?

RSO treats owner/relative occupancy as a no‑fault ground with specific return rights, filings, and penalties for bad faith; relocation under § 151.09 G applies to covered no‑fault evictions, and failure to pay is an affirmative defense under § 151.09 H. Verify amounts with LAHD before serving notices .

Can I pass seismic retrofit or major renovation costs to tenants?

Potentially, yes—only through LAHD’s processes in § 151.07. Seismic work allows a temporary surcharge (50% of average per‑unit cost amortized over 120 months); primary renovation allows a permanent increase capped at 10% of Maximum Adjusted Rent or amortized cost limits, with THP compliance. See § 151.07 .

What happens if my building is placed into REAP?

LAHD can order rent reductions and place rents into escrow; pass‑throughs are limited while in REAP, and certain increases are barred until compliance. See Chapter XVI REAP provisions (RSO cross‑references) .

I offered a “cash‑for‑keys” buyout—what does RSO require?

Before any buyout offer, you must give the RSO Disclosure Notice; the agreement must be in the tenant’s primary language, include a bold 30‑day cancellation right, and be filed with LAHD within 60 days. Violations support an affirmative defense and statutory damages under § 151.31 .

If I withdraw units under the Ellis Act, what are my RSO obligations?

RSO contains local Ellis provisions and cross‑references that govern re‑offer and re‑rental, including rights of return and rent restrictions if units are re‑rented within set periods. See §§ 151.22, 151.26, 151.27 (Ellis) .

Are ADUs covered by RSO?

Coverage is fact‑specific. RSO coverage depends on code definitions and exemptions in § 151.02, not on zoning labels; some ADU situations may be outside RSO or otherwise covered by citywide just‑cause rules. Verify coverage with LAHD and see Los Angeles ADUs.

Do I need design review or zoning approvals to do RSO‑related work?

RSO governs rent/tenancy rules. Physical work (renovations, seismic, demolition) may require permits, design review, and zoning approvals separate from the RSO; THP applies for habitability impacts. Coordinate with LADBS and LAHD as applicable .

What if I mix up RSO and JCO rules?

That risks invalid notices and liability. RSO § 151.09 governs RSO evictions and relocation; the citywide JCO has separate procedures and fees for non‑RSO units. Confirm which regime applies before noticing a termination; see California housing laws for state overlays.

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