Ojai · Renting & eviction

Renting in Ojai: the rules that apply

Ojai has its own rent cap, just-cause eviction rules and relocation pay that go beyond state law. Ojai has no deposit, retaliation, harassment, repair or entry rule of its own, so state law applies to those.

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Key points

Rent increases: Ojai limits rent increases to 4%; a larger increase needs a fair-return application approved by the City.
Just cause: Ojai lists at-fault causes such as unpaid rent or nuisance, and no-fault causes such as owner move-in or a substantial remodel.
Relocation pay: For any no-fault just-cause termination, Ojai requires relocation pay of the greater of 2 months' rent or $5,000, within 15 calendar days.
City filing: Ojai requires landlords to give the City a copy of each termination notice and proof of service within 5 days of serving it.
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.
Deposits: Ojai has no deposit rule; state law limits deposits to 1 month's rent, or 2 months for some small landlords.

Each rule below is marked Ojai code or CA state law and links to the section it comes from (checked October 2026). General information, not legal advice.

Rent increases

Ojai code What Ojai's code adds
Floor or ceiling on the increase	4%. Applies: An increase above 4% needs a fair-return rent adjustment application approved by the City. § 11-1.06 · code text If a landlord desires to increase the rent for a rental unit in an amount greater than allowed in Section 11-1.04
Petitions and pass-throughs	The landlord may apply to the City for more than 4% if the limits block a fair and reasonable return. Applies: An extra increase based on not getting a fair and reasonable return. § 11-1.06 · code text the landlord may file a rent adjustment application with the Community Development Department to request an increase in rent beyond the amount permitted under Section 11-1.04. The landlord must prove the extra increase is needed to earn a fair and reasonable return. Applies: For a fair-return application. § 11-1.06 · code text A landlord shall have the burden to prove that the additional rent increase is necessary to earn a fair and reasonable return with respect to the operation of their property. The director may consider capital improvements or rehab work and their costs, plus other financial and operating factors. Applies: For a fair-return petition. § 11-1.06 · code text The completion of any capital improvements or rehabilitation work related to the rental unit specified in the rent adjustment application, and the cost thereof, including materials, labor, construction interest, permit fees, and other items the City Manager deems appropriate;

CA state law Underneath, California law still applies. Rent cap right now: 8.6% for increases taking effect August 1, 2026 through July 31, 2027 (5% plus 3.6% inflation) (Civ. Code § 1947.12(a)(1), (g)). California's statewide rent cap — the full state rule →

Eviction and just cause

Ojai code Ojai lists at-fault causes such as unpaid rent or nuisance, and no-fault causes such as owner move-in or a substantial remodel.

All 17 Ojai rules on eviction and just cause, with the code text and the state law underneath →

Relocation payments

Ojai code What Ojai's code adds
Amount	The greater of 2 months' rent (as of the notice) or $5,000. Applies: For any no-fault just-cause termination. § 11-2.07 · code text two months of the tenant's rent that was in effect when the landlord issued the notice to terminate the tenancy
Exemptions	No relocation assistance. Applies: A government agency or court finds the tenant at fault for the conditions that led to the move-out. § 11-2.05 · code text If it is determined by any government agency or court that the tenant is at fault for the condition or conditions triggering the order or need to vacate under this chapter, the tenant shall not be entitled to relocation assistance as outlined in this chapter.
When it is paid	Within 15 calendar days after the notice is served. Applies: After a no-fault termination notice is served. § 11-2.07 · code text Any relocation assistance shall be provided within 15 calendar days of service of the notice.
When relocation is owed	A no-fault just-cause termination notice. § 11-2.07 · code text If a landlord issues a notice to terminate a tenancy for no-fault just cause, the landlord shall notify the tenant of the tenant's right to relocation assistance or rent waiver pursuant to this section.

CA state law Underneath, California law still 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

Ojai code Ojai requires landlords to give the City a copy of each termination notice and proof of service within 5 days of serving it. State law requires 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year.

All 7 Ojai rules on notices, with the code text and the state law underneath →

Security deposits

CA state law Ojai 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 Ojai 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 Ojai 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 Ojai 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 Ojai 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

Ojai code What Ojai's code adds
Allowed	No. Renting for less than 30 days is not allowed. Applies: Paid short-term or vacation rentals of all or part of a property; lawfully approved hotels, motels, bed and breakfasts and timeshares are excepted. § 4-24.04 · code text Short-term, transient, or vacation rental of property or a portion thereof, or any operation of a fractional vacation property, or any other unlawful short-term rental, located in the City of Ojai for less than 30 days in exchange for any form of compensation is prohibited except for lawfully approved hotels, motels, bed and breakfasts, and timeshare facilities operated in full compliance with all applicable Federal, State, and local rules and regulations including any and all required permits from the City.

Hotel and short-term rental tax

Ojai code What Ojai's code adds
Tax rate	15% of the rent in total. Applies: 10% general tax plus a separate 5% special tax for capital projects, fire mitigation, code enforcement and climate; Council may set lower rates. § 8-1.410 · code text The rate of such tax shall be 15% of the rent in total, divided into a general tax rate of 10% and a special tax rate of 5% for City capital improvement and maintenance projects, including street paving; and fire mitigation, code enforcement, and climate change mitigation, or such lower rates as may be established by the City Council by resolution.
Who collects it	Each operator collects the tax from every guest at the same time as the rent. § 8-1.412 · code text Each operator shall collect the tax imposed by the provisions of this article to the same extent and at the same time as the rent is collected from every transient.

Condo conversions

Ojai code What Ojai's code adds
Relocation help	Actual moving costs up to $500, plus the first month's rent on the new unit, if any, up to $500. Applies: Prospective tenants who became tenants, were owed notice but did not get it, and do not buy the unit. § 10-5.105 · code text Actual moving expenses incurred when moving from the subject property but not to exceed $500; and
Notice to tenants	Written notice of the proposed conversion and hearing rights, 60 days before a tentative map is filed. Applies: Applies to existing tenants. § 10-5.106 · code text The applicant shall give notice 60 days prior to the filing of a tentative map pursuant to this chapter in the form set forth in subsection (b) of this section to each tenant of the subject property. Notice of the filing and of hearing rights, starting at least 60 days before a tentative map is filed. Applies: Applies to people applying to rent after that date, before any rent or deposit is accepted. § 10-5.105 · code text Commencing at a date not less than 60 days prior to the filing of a tentative map pursuant to Title 10, Chapter 5 (Condominium Conversions), the applicant or his or her agent shall give notice of such filing, in the form set forth in subsection (b) of this section, to each person applying after such date for the rental of a unit of the subject property immediately prior to the acceptance of any rent or deposit from the prospective tenant by the applicant.

Who this affects

TenantsLandlordsProperty managers

Frequently asked questions

How much can rent go up in Ojai?

Ojai limits rent increases to 4%; a larger increase needs a fair-return application approved by the City.

Does an Ojai landlord have to pay relocation?

For any no-fault just-cause termination, Ojai requires relocation pay of the greater of 2 months' rent or $5,000, within 15 calendar days.

How much can an Ojai landlord charge for a security deposit?

Ojai has no deposit rule; state law limits deposits to 1 month's rent, or 2 months for some small landlords.

Can I rent out my home short-term in Ojai?

Ojai's code: No. Renting for less than 30 days is not allowed. (Paid short-term or vacation rentals of all or part of a property; lawfully approved hotels, motels, bed and breakfasts and timeshares are excepted.) (§ 4-24.04).

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

Ojai's code: 15% of the rent in total. (10% general tax plus a separate 5% special tax for capital projects, fire mitigation, code enforcement and climate; Council may set lower rates.) (§ 8-1.410); Each operator collects the tax from every guest at the same time as the rent. (§ 8-1.412).

What happens to tenants when an Ojai building converts to condos?

Ojai's code: Actual moving costs up to $500, plus the first month's rent on the new unit, if any, up to $500. (Prospective tenants who became tenants, were owed notice but did not get it, and do not buy the unit.) (§ 10-5.105); Written notice of the proposed conversion and hearing rights, 60 days before a tentative map is filed. (Applies to existing tenants.) (§ 10-5.106).

General information, not legal advice.

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Ojai Municipal Code — full text

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