Newport Beach · Renting & eviction

Renting in Newport Beach: the rules that apply

Newport Beach has no rent control, just-cause or relocation rules of its own, so state law applies to rent increases and evictions. The city's own rules cover tenant notices when an owner applies to convert rental property.

Ask about renting & eviction in Newport Beach See coverage

Key points

Rent increases: Newport Beach has no rent cap of its own; state law limits covered units to 8.7% from August 1, 2026 through July 31, 2027.
Just cause: Newport Beach has no just-cause rule of its own; under state law, covered tenancies end only for just cause after 12 months.
Relocation pay: Newport Beach has no relocation rule of its own; state law requires 1 month's rent for no-fault evictions from covered units.
Conversion notice: City rule: each current tenant gets the state form notice at least 60 days before the owner applies to convert the rental property.
After approval: City rule: if a conversion is approved, all tenants get 180 days' notice that their tenancy will end.
Ending a tenancy: State law: 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 Newport Beach code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.

Rent increases

CA state law Newport Beach has no rule of its own on this, so California law applies. Rent cap right now: 8.7% for increases taking effect August 1, 2026 through July 31, 2027 (5% plus 3.7% inflation) (Civ. Code § 1947.12(a)(1), (g)). California's statewide rent cap — the full state rule →

Eviction and just cause

CA state law Newport Beach 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

CA state law Newport Beach 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

Newport Beach code What Newport Beach's code adds
Filing a copy with the city	Yes. Applies: Conversion applications must show the Community Development Director that tenants were or will be given the required notices. § 19.64.040 · code text Each application for conversion shall include evidence to the satisfaction of the Community Development Director that the notification requirements specified in subsections (A) and (B) of this section have been or will be satisfied.
What a notice must say	The form in California Government Code § 66452.18. Applies: Given to each current tenant at least 60 days before the owner applies to convert the rental property. § 19.64.040 · code text At least sixty (60) days prior to the filing of an application for conversion of rental or lease property, the applicant or the applicant’s agent shall give notice of such filing in the form set forth in California Government Code Section 66452.18 to each tenant of the subject property. The form in California Government Code § 66452.17. Applies: Given to each new rental applicant after that date, at least 60 days before the owner applies to convert. § 19.64.040 · code text At least sixty (60) days prior to the filing of an application for conversion of rental or lease property, the applicant or the applicant’s agent shall give notice of such filing in the form set forth in California Government Code Section 66452.17 to each person applying after such date for rental or lease of a unit of the subject property.
Notice to end a tenancy	180 days. Applies: Only if the conversion is approved; notice to all tenants that their tenancy will end. § 19.64.040 · code text Further, if the conversion project is approved, the applicant shall give all tenants a minimum of one hundred eighty (180) days’ advance notice of the termination of their tenancy.

CA state law The statewide rule underneath
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. Civ. Code § 827(b)(2), (b)(3)(A)
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. Civ. Code § 1946.1(b), (c)
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) Civ. Code § 1946.1(b)
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. Civ. Code § 1946.1(d)
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. Code Civ. Proc. § 1161(2)
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 Code Civ. Proc. § 1161(3)
No fee for serving notices	A landlord may not charge the tenant a fee for serving or posting a notice Civ. Code § 1946.1(i)

Security deposits

CA state law Newport Beach 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 Newport Beach 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 Newport Beach 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 Newport Beach 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 Newport Beach 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

Newport Beach code What Newport Beach's code adds
Allowed	Allowed, with limits. Applies: Short-term lodging permit; authorized residential or multiuse areas only. Since June 1, 2004, none for R-1 or single-family lots, unless previously issued and not revoked. § 5.95.015 · code text Only properties in a residential district or multiuse area that are authorized under Titles 20 and 21 and this chapter shall be eligible for a short term lodging permit. No, unless the rental was legally set up on or before June 1, 2004. Applies: Any lot in the R-1 Coastal Zoning District, or any lot set aside for single-unit homes in a planned community development plan. § 21.48.115 · code text No short-term lodging unit shall be permitted on any lot in the R-1 (Single-Unit Residential) Coastal Zoning District or any lot designated for single-unit dwelling land use as part of a planned community development plan, unless the short-term lodging unit was legally established on or before June 1, 2004.
Cap on rentals	No more than 1,475 short-term lodging permits. Applies: In a residential district at any time. § 21.48.115 · code text the maximum number of short-term lodging permits shall be limited to one thousand four hundred seventy-five (1,475) permits within a residential district at any time. At most 20% of the units, rounded down to the nearest whole number. Applies: Multi-unit developments with 5 or more units in a residential district. § 21.48.115 · code text multi-unit developments within a residential district with five or more units may permit a maximum of twenty (20) percent of the total number of units to be short-term lodgings (rounded down to the nearest whole number). No more than 1,550 short-term lodging permits. Applies: In the city's coastal zone. § 21.48.115 · code text At no point shall the total number of short-term lodging permits in the City’s coastal zone exceed one-thousand five hundred fifty (1,550). No more than 20 short-term lodging permits at any one time. Applies: Units on Newport Island. § 21.48.115 · code text the maximum number of short-term lodging permits issued for units located on Newport Island shall be limited to twenty (20) short-term lodging permits at any one time.
Minimum stay	At least 2 nights in a row. Applies: All short-term lodging units. § 21.48.115 · code text Not rent, let, advertise for rent, or enter into an agreement for the rental of any lodging unit, for less than two consecutive nights.
Permit or registration	A valid short-term lodging permit is required for each unit. Applies: Short-term lodging units in a residential district. § 21.48.115 · code text No owner of a short-term lodging unit shall advertise for rent or rent a lodging unit located within a residential district for a short term, without a valid short-term lodging permit for that unit, issued pursuant to Chapter 5.95.

Hotel and short-term rental tax

Newport Beach code What Newport Beach's code adds
Tax rate	9% of the rent. Applies: Applies to hotel stays, as a percent of the rent the operator charges. § 3.16.030 · code text For the privilege of occupancy in any hotel, each transient is subject to and shall pay a tax in the amount of 9% of the rent charged by the operator.
Who collects it	The guest pays the tax to the hotel operator when the rent is paid. § 3.16.030 · code text The transient shall pay the tax to the operator of the hotel at the time the rent is paid. If the rent is paid in installments, a proportionate share of the tax shall be paid with each installment. The unpaid tax shall be due when the transient ceases to occupy space in the hotel. If for any reason the tax due is not paid to the operator of the hotel, the Administrative Services Director may require that such tax shall be paid directly to the Administrative Services Director.

Who this affects

TenantsLandlordsProperty managers

Frequently asked questions

How much can rent go up in Newport Beach?

Newport Beach has no rent cap of its own; state law limits covered units to 8.7% from August 1, 2026 through July 31, 2027.

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

Newport Beach has no just-cause rule of its own; under state law, covered tenancies end only for just cause after 12 months.

Does a Newport Beach landlord have to pay relocation?

Newport Beach has no relocation rule of its own; state law requires 1 month's rent for no-fault evictions from covered units.

How much notice does a Newport Beach landlord have to give?

City rule: each current tenant gets the state form notice at least 60 days before the owner applies to convert the rental property. City rule: if a conversion is approved, all tenants get 180 days' notice that their tenancy will end. State law: 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year.

How much can a Newport Beach landlord charge for a security deposit?

Newport Beach 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 Newport Beach?

Newport Beach's code: Allowed, with limits. (Short-term lodging permit; authorized residential or multiuse areas only. Since June 1, 2004, none for R-1 or single-family lots, unless previously issued and not revoked.) (§ 5.95.015); No, unless the rental was legally set up on or before June 1, 2004. (Any lot in the R-1 Coastal Zoning District, or any lot set aside for single-unit homes in a planned community development plan.) (§ 21.48.115).

What is the hotel tax on short-term rentals in Newport Beach?

Newport Beach's code: 9% of the rent. (Applies to hotel stays, as a percent of the rent the operator charges.) (§ 3.16.030); The guest pays the tax to the hotel operator when the rent is paid. (§ 3.16.030).

General information, not legal advice.

Ask about a specific Newport Beach property

Ask GoCodebook how these rules apply to your address and get an answer that cites the section.

Ask your question

More on Newport Beach

Newport Beach Municipal Code — full text

Buying & selling in Newport Beach

Building on your lot in Newport Beach

Newport Beach overview