South San Francisco · Renting & eviction

Renting in South San Francisco: the rules that apply

South San Francisco has no rent control or just-cause rule of its own, so state law applies to both. The city's own rules cover relocation pay when a city notice or order to vacate displaces tenants.

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Key points

Rent increases: South San Francisco has no rent control; state law caps increases on covered units at 8.8% from August 1, 2026 through July 31, 2027.
Just cause: South San Francisco has no just-cause rule; state law requires a stated just cause after 12 months of lawful occupancy on covered units.
City vacate orders: When a city order to vacate permanently displaces a tenant, South San Francisco requires a council-set relocation fee, or comparable housing instead.
Payment timing: South San Francisco requires the fee at least 10 days before the vacate date, or within 24 hours if notice is under 10 days.
State relocation: State law requires 1 month's rent as relocation pay for a no-fault eviction on covered units, paid within 15 calendar days.
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 South San Francisco 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 South San Francisco has no rule of its own on this, so California law applies. Rent cap right now: 8.8% for increases taking effect August 1, 2026 through July 31, 2027 (5% plus 3.8% inflation) (Civ. Code § 1947.12(a)(1), (g)). California's statewide rent cap — the full state rule →

Eviction and just cause

CA state law South San Francisco 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

South San Francisco code What South San Francisco's code adds
Amount	The permanent relocation fee set by city council resolution. Applies: When a city notice or order to vacate permanently displaces a tenant. § 8.70.070 · code text the landlord shall pay the displaced tenant the amount of the permanent relocation fee established by city council resolution The actual relocation costs, plus all costs of the comparable housing, including rent, even if higher than the tenant's unit. Applies: Tenant accepts offered comparable housing instead of the fee; temporary per diem payments also owed if they must leave before moving in. § 8.70.070 · code text If the displaced tenant agrees to accept such offer, in their sole discretion, then the landlord shall be liable only for the actual costs of relocating the displaced tenant.
When it is paid	No later than 10 days before the vacate date in the notice or order, using the earliest date if several. Applies: Permanent relocation fee, when the city notice or order gives at least 10 days' notice and names a vacate date. § 8.70.070 · code text the landlord shall pay the displaced tenant the amount of the permanent relocation fee established by city council resolution by check, money order, or electronic payment in the manner elected by the displaced tenant no later than ten days before the expected vacation date of the rental housing unit specified in any notice or order to vacate provided to the displaced tenant pursuant to Section 8.70.030(a), whichever date is earliest in the event of multiple notices. Within 24 hours after the notice to vacate is posted and mailed. Applies: Permanent relocation fee, when the city notice or order gives less than 10 days' notice or names no vacate date. § 8.70.070 · code text If less than ten days' advance notice of vacation is given, or no vacation date is specified in such notice or order, then the payment by the landlord to the displaced tenant shall be made within twenty-four hours after the notice to vacate is posted and mailed.
When relocation is owed	The tenant is expected to be permanently relocated after a city notice or order to vacate. § 8.70.070 · code text If it is anticipated that the displaced tenant will be subject to a permanent relocation, the landlord shall pay the displaced tenant the amount of the permanent relocation fee established by city council resolution

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

South San Francisco code What South San Francisco's code adds
Filing a copy with the city	Yes; copies of all displacement notices go to the city at the same time tenants get them. Applies: Notices to tenants displaced by a city order to vacate. § 8.70.040 · code text The landlord shall send a copy of all such notices to the city at the same time the notices are provided to the affected tenants.
What a notice must say	Estimated relocation period, relocation rules, right to permanent fee or temporary per diem, right to re-occupy, and the law's text. Applies: On a city-approved form, within 24 hours of a city order to vacate. § 8.70.040 · code text The landlord shall provide the notice to the affected tenants on a form approved by the city which shall include the following:

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 South San Francisco 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

South San Francisco code What South San Francisco's code adds
Protected activities	Using rights granted by the city's tenant relocation law. § 8.70.110 · code text No landlord shall take any retaliatory action against any tenant for exercising rights granted under this chapter including, but not limited to, the following: (1) Engage in conduct that violates the California Penal Code Section 484(a).

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 South San Francisco 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 South San Francisco 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 South San Francisco 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

South San Francisco code What South San Francisco's code adds
Allowed	Allowed, with limits. Applies: Single-unit homes only, not ADUs or junior ADUs; needs a Short-Term Vacation Rental Permit; run by a permanent resident owner or tenant. § 20.350.037 · code text Must be located and operated in a single-unit dwelling and is not allowed in any accessory dwelling unit or junior accessory dwelling unit as defined under Chapter 20.620 ("Use Classifications") and Section 20.350.003 ("Accessory Dwelling Units").
Cap on rentals	Only 1 single-unit home per lot. § 20.350.037 · code text Short-term vacation rental uses shall be permitted in no more than one single-unit dwelling per lot.
Nights per year	At most 90 days per permit term. Applies: Non-hosted short-term vacation rentals. § 20.350.037 · code text The aggregate number of days for transient occupancy of a non-hosted short-term vacation rental is capped at 90 per term of the permit. No annual cap. Applies: Hosted short-term vacation rentals. § 20.350.037 · code text There is no annual cap for hosted short-term vacation rentals.
Permit or registration	A Short-Term Vacation Rental Permit is required. § 20.350.037 · code text Any short-term vacation rental must apply for a Short-Term Vacation Rental Permit on a form approved by the Chief Planner.
Primary residence	Yes. Only a permanent resident, owner or tenant, can run the rental. § 20.350.037 · code text Only permanent residents (owner or tenant) of the dwelling unit are eligible to operate a short-term vacation rental use.

Hotel and short-term rental tax

South San Francisco code What South San Francisco's code adds
Stays not taxed	Stays of more than 30 consecutive days are not taxed. Applies: When an organization rents a room long-term, each person staying 30 consecutive days or less pays the tax. § 4.20.030 · code text If a room is rented by a firm, corporation, partnership, joint venture or any other organization on a long-term basis, the tax imposed by this section shall fall upon and be borne by each individual who occupies or has the right to occupy the room for a period of thirty consecutive days or less.
Tax rate	11% general tax, rising automatically by 1% each calendar year. Applies: General rate at most 13%; a separate 1% special tax also applies; general and special taxes together at most 14%. § 4.20.030 · code text For the privilege of occupancy in any hotel, each transient is subject to and shall pay a general tax for unrestricted general revenue purposes in the amount of eleven percent of the rent charged by the operator and a special tax of one percent. 1% of the rent. Applies: A separate special tax for parks, recreation, library and public safety, in addition to the general tax. § 4.20.033 · code text Each transient is subject to and shall pay a special tax of one percent of the rent charged by the operator. A flat conference center tax of 2 dollars and 50 cents. Applies: A separate tax, in addition to the percent hotel tax, paid by each guest. § 4.20.035 · code text Notwithstanding any fee, tax, assessment or other charge for the privilege of occupancy in any hotel, each transient is subject to and shall pay a two-dollar-and-fifty-cent tax, the proceeds of which shall be devoted to the acquisition, renovation, maintenance and operation of a conference center facility in the city.
Who collects it	The guest pays the tax to the hotel operator when the rent is paid. § 4.20.030 · code text The transient shall pay the tax to the operator of the hotel at the time the rent is paid.

Condo conversions

South San Francisco code What South San Francisco's code adds
Limits on conversions	Only enough units to bring the vacancy rate down to 5%. Applies: For the fiscal year starting July 1st after the director's annual report, when vacancy exceeds 5%. § 19.80.030 · code text The number of dwelling units available for conversion into units of a community housing project in the fiscal year beginning on July 1st following said report shall not exceed the number which would reduce the vacancy rate to five percent.
Relocation help	At least $2,000 to each household, plus active help finding new housing. Applies: Applies to tenants displaced by converting a residential building to a community housing project. § 19.80.170 · code text Relocation assistance including, but not limited to, active assistance in securing replacement housing for tenants who will be displaced and a minimum payment of two thousand dollars to each household for displacement costs. Relocation payments are due within 30 days of the tenancy ending, or at move-out if hardship exists. Applies: Applies to all relocation payments; hardship as determined by the director of community development. § 19.80.190 · code text All relocation payments shall be made within thirty days of termination of tenancy, or if hardship exists, as determined by the director of community development, upon the vacation of the unit.
Notice to tenants	At least 60 days before a tentative map is filed. Applies: Applies to tenants and prospective tenants of any building to be converted to condominiums. § 19.80.060 · code text Not less than sixty days prior to the filing of a tentative map, the applicant shall provide tenants and prospective tenants of any structure which is to be the subject of a “condominium conversion,” as defined in this title, with notice as required by Section 66452.8 or 66452.9 of the Government Code, as applicable. The 60-day notice must say tenants may end their lease without penalty on 30 days' written notice. Applies: Applies to residential property converted to a condominium, community apartment, or stock cooperative. § 19.80.060 · code text The sixty-day notice required by Government Code Section 66427.1(a) shall further specify: 1. That the tenant will be permitted to terminate any lease or rental agreement without penalty upon notifying the subdivider in writing thirty days in advance of such termination unless otherwise provided in a written lease;
Vacancy-rate test	Conversions are approved only when the city's multi-family vacancy rate is more than 5%. Applies: Applies to converting a residential building to a community housing project. § 19.80.030 · code text The conversion of a residential structure to a community housing project shall only be approved when the vacancy rate of multiple-family dwelling units, within the city, as determined by the director of community development, is more than five percent.

Who this affects

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Frequently asked questions

How much can rent go up in South San Francisco?

South San Francisco has no rent control; state law caps increases on covered units at 8.8% from August 1, 2026 through July 31, 2027.

Does a landlord in South San Francisco need a reason to evict?

South San Francisco has no just-cause rule; state law requires a stated just cause after 12 months of lawful occupancy on covered units.

Does a South San Francisco landlord have to pay relocation?

When a city order to vacate permanently displaces a tenant, South San Francisco requires a council-set relocation fee, or comparable housing instead. South San Francisco requires the fee at least 10 days before the vacate date, or within 24 hours if notice is under 10 days. State law requires 1 month's rent as relocation pay for a no-fault eviction on covered units, paid within 15 calendar days.

How much notice does a South San Francisco 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 South San Francisco landlord charge for a security deposit?

South San Francisco 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 South San Francisco?

South San Francisco's code: Allowed, with limits. (Single-unit homes only, not ADUs or junior ADUs; needs a Short-Term Vacation Rental Permit; run by a permanent resident owner or tenant.) (§ 20.350.037); Only 1 single-unit home per lot. (§ 20.350.037).

What is the hotel tax on short-term rentals in South San Francisco?

South San Francisco's code: Stays of more than 30 consecutive days are not taxed. (When an organization rents a room long-term, each person staying 30 consecutive days or less pays the tax.) (§ 4.20.030); 11% general tax, rising automatically by 1% each calendar year. (General rate at most 13%; a separate 1% special tax also applies; general and special taxes together at most 14%.) (§ 4.20.030).

What happens to tenants when a South San Francisco building converts to condos?

South San Francisco's code: Only enough units to bring the vacancy rate down to 5%. (For the fiscal year starting July 1st after the director's annual report, when vacancy exceeds 5%.) (§ 19.80.030); At least $2,000 to each household, plus active help finding new housing. (Applies to tenants displaced by converting a residential building to a community housing project.) (§ 19.80.170).

General information, not legal advice.

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