Morgan Hill · Renting & eviction
Renting in Morgan Hill: the rules that apply
Morgan Hill has a Mobile Home Park Rents chapter and conversion rules for condominium conversions and mobile home park conversions only. Elsewhere state law applies; its rent cap, just-cause rule and relocation pay apply to covered units only.
Key points
- Rent cap: State law caps covered units at 5% plus inflation or 10%, whichever is lower, over any 12 months: 8.6% from August 1, 2026 through July 31, 2027.
- Mobile home parks: Morgan Hill has a Mobile Home Park Rents chapter; its Condominium Conversion rules cover condominium conversions only.
- Just cause: Under state law, after 12 months of occupancy, a landlord may end a covered tenancy only for a just cause stated in the notice.
- Condo conversions: Morgan Hill's Condominium Conversion rules on relocation cover condominium conversions only.
- Relocation pay: For no-fault evictions from covered units, state law requires 1 month's rent, as payment or rent waiver, within 15 calendar days of notice.
- Ending a tenancy: State law requires 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year.
Each rule below is marked Morgan Hill code or CA state law and links to the section it comes from (extracted October 2026). General information, not legal advice.
Rent increases
Morgan Hill has a related local rule: Condominium Conversion (§ 17.36.150); Mobile Home Park Rents (Ch. 5.36) — condominium conversions only. 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
Morgan Hill has a related local rule: Mobile Home Park Conversions to Resident Ownership or to Any Other Use (§ 17.38.250) — mobile home park conversions 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. |
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| 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
Morgan Hill has a related local rule: Condominium Conversion (§§ 17.36.160–17.36.170) — condominium conversions only. 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 Morgan Hill rule on this in the Morgan Hill Municipal Code (extracted 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 Morgan Hill 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 Morgan Hill 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 Morgan Hill 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 Morgan Hill 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 Morgan Hill 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 →
Hotel and short-term rental tax
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Condo conversions
| Relocation help |
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| Notice to tenants |
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| Tenants' right to buy |
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Other Morgan Hill rules on this
Morgan Hill's code also has these chapters. We have not summarized their values on this page yet; read them in the library.
- Condominium Conversion (§ 17.36.150) — condominium conversions only
- Mobile Home Park Rents (Ch. 5.36)
- Mobile Home Park Conversions to Resident Ownership or to Any Other Use (§ 17.38.250) — mobile home park conversions only
- Condominium Conversion (§§ 17.36.160–17.36.170) — condominium conversions only
Who this affects
Frequently asked questions
How much can rent go up in Morgan Hill?
State law caps covered units at 5% plus inflation or 10%, whichever is lower, over any 12 months: 8.6% from August 1, 2026 through July 31, 2027. Morgan Hill has a Mobile Home Park Rents chapter; its Condominium Conversion rules cover condominium conversions only. Morgan Hill also has a related rule: Condominium Conversion (§ 17.36.150) — condominium conversions only; Mobile Home Park Rents (Ch. 5.36).
Does a landlord in Morgan Hill need a reason to evict?
Under state law, after 12 months of occupancy, a landlord may end a covered tenancy only for a just cause stated in the notice. Morgan Hill also has a related rule: Mobile Home Park Conversions to Resident Ownership or to Any Other Use (§ 17.38.250) — mobile home park conversions only.
Does a Morgan Hill landlord have to pay relocation?
Morgan Hill's Condominium Conversion rules on relocation cover condominium conversions only. For no-fault evictions from covered units, state law requires 1 month's rent, as payment or rent waiver, within 15 calendar days of notice. Morgan Hill also has a related rule: Condominium Conversion (§§ 17.36.160–17.36.170) — condominium conversions only.
How much notice does a Morgan Hill landlord have to give?
State law requires 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year.
How much can a Morgan Hill landlord charge for a security deposit?
Morgan Hill has no local rule on this that we found (extracted 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)).
What is the hotel tax on short-term rentals in Morgan Hill?
Morgan Hill's code: 10% of the rent. (Rate in effect since April 20, 1991.) (§ 3.24.020); The operator collects the tax from each guest at the same time as the rent. (§ 3.24.040).
What happens to tenants when a Morgan Hill building converts to condos?
Morgan Hill's code: At least 6 more months to find suitable replacement housing. (Non-buying tenants aged 62 or older, handicapped, or with minor children in school.) (§ 17.36.170); At least 60 days before the tentative map is filed. (Notice of intent to convert; the form must tell tenants all their rights under this section and state law.) (§ 17.36.130).
General information, not legal advice.
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