Pacifica · Renting & eviction

Renting in Pacifica: the rules that apply

Pacifica's Rent Stabilization Regulations cover mobile home parks only, and its Mobile Home Parks chapter covers mobile home park conversions to other uses only. State law sets the rent cap for covered units; the city has no just-cause or notice rule of its own.

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Key points

Rent increases: State law caps increases on covered units at 5% plus inflation or 10%, whichever is lower, over any 12 months.
Just cause: State law requires a just cause stated in the notice to end a covered tenancy after 12 months of lawful occupancy.
Relocation pay: State law requires 1 month's rent, paid within 15 calendar days of the notice, for no-fault evictions from covered units.
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: State law limits a deposit to 1 month's rent, or 2 months for a qualifying small landlord, returned within 21 days of move-out.

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

Rent increases

Pacifica has a related local rule: Rent Stabilization Regulations (Title 9, Ch. 1, Art. 2) — mobile home parks only. This page does not summarize it yet; read the text in the library. Where it does not apply, the state rule below does.

CA state law California law
Rent cap right now	8.8% for increases taking effect August 1, 2026 through July 31, 2027 (5% plus 3.8% inflation) Applies: Covered units only. Inflation is the BLS consumer price index for the San Francisco-Oakland-Hayward area, April to April, as the statute requires; the figure is recomputed every year. Civ. Code § 1947.12(a)(1), (g)
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. Civ. Code § 1947.12(a)(1)
Number of rent increases	No more than two increases in any 12-month period Civ. Code § 1947.12(a)(2)
Rent cap — new construction exemption	Housing with a certificate of occupancy issued within the previous 15 years is exempt (rolling) Applies: Mobilehomes excepted. Civ. Code § 1947.12(d)(4)
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)). Civ. Code § 1947.12(d)(5)
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 Civ. Code § 1947.12(d)(6)
New tenancy resets the rent	When no prior tenant remains, the owner may set the initial rent; the cap applies to later increases Civ. Code § 1947.12(b)
Rent cap sunset	§ 1947.12 is repealed on January 1, 2030 unless extended Civ. Code § 1947.12(o)

Eviction and just cause

CA state law Pacifica 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

Pacifica has a related local rule: Mobile Home Parks (§ 9-1.110) — mobile home park conversions to other uses only. This page does not summarize it yet; read the text in the library. Where it does not apply, the state rule below does.

CA state law California law
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. Civ. Code § 1946.2(d)(3)(A)

Notices

We found no Pacifica rule on this in the Pacifica Municipal Code (extracted October 2026). The state rule below applies.

CA state law California law
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 Pacifica 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 Pacifica 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 Pacifica 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 Pacifica 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 Pacifica 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

Pacifica code What Pacifica's code adds
Allowed	Limited. Allowed as an accessory use to homes, subject to the city's rules and permit cap. Applies: In zoning districts where homes are allowed as a permitted or conditional use. § 9-4.4902 · code text Subject to the requirements of this article, including the short-term rental permit cap, short-term rentals are allowed as accessory uses to residential dwelling units in all zoning districts where residential dwelling units are allowed as a permitted or conditional use. No. Applies: Not allowed in accessory dwelling units or junior accessory dwelling units. § 9-4.4903 · code text In accordance with Section 9-4.453(a)(6) and 9-4.454(a)(6), no person may operate a short-term rental in any accessory dwelling unit or junior accessory dwelling unit; No. Applies: Not allowed anywhere not approved as a permanent home, including vehicles, trailers, tents, storage sheds and garages. § 9-4.4903 · code text No person shall operate or allow a short-term rental in any location not approved for use as a permanent dwelling unit (received Certificate of Occupancy or equivalent final inspection), including, but not limited to, any vehicle, trailer, tent, storage shed or garage; Hosted rentals only. Applies: For a unit in a multi-family development, as an accessory use to that unit. § 9-4.4903 · code text For a multi-family development, only hosted short-term rentals may be operated as an accessory use to an individual unit within the multi-family development.
Cap on rentals	No more than 150 short-term rental permits at any given time. Applies: A citywide cap. § 9-4.4902 · code text The short-term rental permit cap shall be one hundred fifty (150) short-term rental permits at any given time.
Permit or registration	A short-term rental permit and a permit number. § 9-4.4904 · code text a short-term rental permit along with a short-term rental permit number may be approved and issued by the Administrator
Primary residence	Yes. The operator's primary residence must be at the rental site. Applies: For each short-term rental operator. § 9-4.4903 · code text Each operator operating a short-term rental shall have their primary residence at the site of the short-term rental.

Hotel and short-term rental tax

Pacifica code What Pacifica's code adds
Tax rate	15% of the rent. § 3-7.03 · code text For the privilege of occupancy in any hotel, each transient shall be subject to and shall pay a tax in the amount of fifteen (15%) percent of the rent charged by the operator.
Who collects it	The operator collects the tax from each guest at the same time as the rent. § 3-7.05 · code text Each operator shall collect the tax imposed by the provisions of this chapter to the same extent and at the same time as the rent is collected from every transient.

Condo conversions

Pacifica code What Pacifica's code adds
Limits on conversions	Applications are accepted twice a year, due the last Friday of May and the last Friday of November. Applies: Applies to condo conversions of residential buildings. § 9-4.2452 · code text Applicants may submit applications for condominium conversions of residential structures to condominiums twice a year, due at the close of business on the last Friday of May and the last Friday of November.
Relocation help	3 times the monthly rent. Applies: Moving costs for tenants in good standing who move after use permit approval; lost if they gave notice before approval. § 9-4.2455 · code text The subdivider shall provide moving expenses of three (3) times the monthly rent to any tenant, in compliance with all the terms of the subject lease and/or financing, who relocates from the building to be converted after City approval of a use permit authorizing conversion of the units. At least 4 months after tentative map approval. Applies: Relocation help for tenants who do not buy; it means updated listings of comparable nearby rentals. § 9-4.2455 · code text Relocation assistance shall be provided to non-purchasing tenants for a minimum period of four (4) months following the tentative map approval.
Tenant approval	Tenants of 75% of the units. Applies: One of 3 ways an application is accepted: tenants of 75% of units request conversion in writing, 1 vote per unit. § 9-4.2452 · code text Tenants lawfully in possession of seventy-five (75%) percent of the units indicate their desire to convert such units (one vote per unit) to condominium ownership in writing to the City.
Notice to tenants	At least 10 days before the use permit meeting; the notice includes the Commission hearing notice. Applies: Applies to the Commission hearing notice mailed to current residents. § 9-4.2455 · code text The City shall use one envelope to notify the residents by mailing a copy of the Commission public hearing notice to tenants not less than ten (10) days prior to the proposed meeting date on the use permit. Within 7 days after the Commission acts; the notice states its decision. Applies: Applies to telling current residents the hearing results. § 9-4.2455 · code text The second envelope shall be used to notify the residents of the results of the public hearing by mailing notification of the decision of the Commission not more than seven (7) days following the Commission action. Written notice of the planned conversion before leasing or renting any unit. Applies: Applies to prospective tenants after the application is filed. § 9-4.2455 · code text After the submittal of the application, any prospective tenants shall be notified in writing of the intent to convert prior to leasing or renting any unit. The notice of intent must be posted on site in at least 1 place tenants can easily see. Applies: Applies to on-site posting. § 9-4.2455 · code text The notice of intent shall be posted on site in at least one location readily visible to tenants.
Tenants' right to buy	A non-transferable right of first refusal to buy their unit at a discount from the public price. Applies: Applies to any current tenant when the conversion application is filed. § 9-4.2455 · code text Any present tenant of any unit at the time of an application for conversion shall be given a nontransferable right of first refusal to purchase the unit occupied at a discount of the price offered to the general public.
Vacancy-rate test	A vacancy rate of 5% or more. Applies: Applies to multifamily developments of 3 or more rental units; conversion may not drop it below 5%; one of 3 ways an application is accepted. § 9-4.2452 · code text Conversions may be approved when the vacancy rate of multiple-family developments of three (3) or more rental units within the City, as determined by the Director of Community Development and Services, is equal to or more than five (5%) percent, unless the conversion will result in a decrease of the vacancy rate to less than five (5%) percent.

Other Pacifica rules on this

Pacifica's code also has these chapters. We have not summarized their values on this page yet; read them in the library.

Rent Stabilization Regulations (Title 9, Ch. 1, Art. 2) — mobile home parks only
Mobile Home Parks (§ 9-1.110) — mobile home park conversions to other uses only

Who this affects

TenantsLandlordsProperty managers

Frequently asked questions

How much can rent go up in Pacifica?

State law caps increases on covered units at 5% plus inflation or 10%, whichever is lower, over any 12 months. Pacifica also has a related rule: Rent Stabilization Regulations (Title 9, Ch. 1, Art. 2) — mobile home parks only.

Does a landlord in Pacifica need a reason to evict?

State law requires a just cause stated in the notice to end a covered tenancy after 12 months of lawful occupancy.

Does a Pacifica landlord have to pay relocation?

State law requires 1 month's rent, paid within 15 calendar days of the notice, for no-fault evictions from covered units. Pacifica also has a related rule: Mobile Home Parks (§ 9-1.110) — mobile home park conversions to other uses only.

How much notice does a Pacifica 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 Pacifica landlord charge for a security deposit?

State law limits a deposit to 1 month's rent, or 2 months for a qualifying small landlord, returned within 21 days of move-out.

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

Pacifica's code: Limited. Allowed as an accessory use to homes, subject to the city's rules and permit cap. (In zoning districts where homes are allowed as a permitted or conditional use.) (§ 9-4.4902); No. (Not allowed in accessory dwelling units or junior accessory dwelling units.) (§ 9-4.4903).

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

Pacifica's code: 15% of the rent. (§ 3-7.03); The operator collects the tax from each guest at the same time as the rent. (§ 3-7.05).

What happens to tenants when a Pacifica building converts to condos?

Pacifica's code: Applications are accepted twice a year, due the last Friday of May and the last Friday of November. (Applies to condo conversions of residential buildings.) (§ 9-4.2452); 3 times the monthly rent. (Moving costs for tenants in good standing who move after use permit approval; lost if they gave notice before approval.) (§ 9-4.2455).

General information, not legal advice.

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Pacifica Municipal Code — full text

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