Los Gatos · Renting & eviction
Renting in Los Gatos: the rules that apply
Los Gatos regulates mobile home space rents, adds a tenant-rights notice with rent increases and bars evicting a tenant mainly to retaliate for using the town's rental rules. For just cause, the Mobile Home Rental and Other Tenant-Landlord Disputes chapter covers mobile home spaces only; relocation pay follows state law.
Key points
- Rent cap: State law caps rent increases on covered units at 8.6% for increases taking effect August 1, 2026 through July 31, 2027.
- Just cause: State law: after 12 months of lawful occupancy, a covered unit's tenancy may end only for a just cause stated in the notice.
- Relocation pay: State law: no-fault evictions of covered units require 1 month's rent as relocation pay or a rent waiver, paid within 15 calendar days.
- Notice to end: State law: 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year.
- Rent increase: Town rule: rent increase notices must include notice of the right to petition for dispute resolution, with the Town agent's name and phone number.
- Mobile home rents: Town rule, mobile home park spaces only: owners give at least 90 days' notice of next calendar year's increases.
Each rule below is marked Los Gatos code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.
Rent increases
Los Gatos code State law caps rent increases on covered units at 8.6% for increases taking effect August 1, 2026 through July 31, 2027. Town rule, mobile home park spaces only: owners give at least 90 days' notice of next calendar year's increases.
All 7 Los Gatos rules on rent increases, with the code text and the state law underneath →
Eviction and just cause
Los Gatos has a related local rule: Mobile Home Rental and Other Tenant-Landlord Disputes (§ 14.85.045) — mobile home spaces only. This page does not summarize it yet; read the text in the library. Where it does not apply, the state rule below does.
| 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. |
|---|---|
| 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 |
| Just cause — new construction exemption | Housing with a certificate of occupancy issued within the previous 15 years is exempt (rolling) Applies: Mobilehomes excepted. |
| Just cause law sunset | § 1946.2 is repealed on January 1, 2030 unless extended |
Relocation payments
CA state law Los Gatos has no rule of its own on this, so California law applies. No-fault eviction relocation assistance: One month's rent (as relocation payment or rent waiver), paid within 15 calendar days of the notice (Civ. Code § 1946.2(d)(3)(A)). Relocation under California's just-cause law — the full state rule →
Notices
| What a notice must say |
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|---|
| 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. |
|---|---|
| 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 Los Gatos 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
| Presumption period |
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|---|---|
| Protected activities |
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| Remedies |
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CA state law Underneath, California law still 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 Los Gatos 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
CA state law Los Gatos has no rule of its own on this, so California law applies. Duty to keep the unit habitable: The landlord must deliver a unit fit to live in and repair conditions that make it untenantable (Civ. Code § 1941). 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 (Civ. Code § 1942(a)). Habitability and repair-and-deduct — the full state rule →
Landlord entry
CA state law Los Gatos 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 →
Short-term rentals
| Allowed |
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|---|---|
| Permit or registration |
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| Primary residence |
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Hotel and short-term rental tax
| Tax rate |
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| Who collects it |
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Other Los Gatos rules on this
Los Gatos's code also has these chapters. We have not summarized their values on this page yet; read them in the library.
- Rental and Other Landlord-Tenant Disputes (§ 14.80.030)
- Mobile Home Rental and Other Tenant-Landlord Disputes (§ 14.85.045) — mobile home spaces only
Who this affects
Frequently asked questions
Does a landlord in Los Gatos need a reason to evict?
State law: after 12 months of lawful occupancy, a covered unit's tenancy may end only for a just cause stated in the notice. Los Gatos also has a related rule: Mobile Home Rental and Other Tenant-Landlord Disputes (§ 14.85.045) — mobile home spaces only.
Does a Los Gatos landlord have to pay relocation?
State law: no-fault evictions of covered units require 1 month's rent as relocation pay or a rent waiver, paid within 15 calendar days.
How much notice does a Los Gatos landlord have to give?
State law: 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year. Town rule: rent increase notices must include notice of the right to petition for dispute resolution, with the Town agent's name and phone number.
How much can a Los Gatos landlord charge for a security deposit?
Los Gatos has no local rule on this that we found (checked October 2026); state law applies: One month's rent, on top of the first month's rent (Civ. Code § 1950.5(c)(1), (c)(6)).
Can I rent out my home short-term in Los Gatos?
Los Gatos's code: Yes, with a short-term rental license. (The rental must share an address or parcel with the host's primary residence.) (§ 14.140.020); A short-term rental license is required. (§ 14.140.020).
What is the hotel tax on short-term rentals in Los Gatos?
Los Gatos's code: The hotel tax is 12% of the rent. (§ 25.30.015); The operator collects the tax from each guest at the same time as the rent. (§ 25.30.020).
General information, not legal advice.
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