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Union City · Renting & eviction

Renting in Union City: the rules that apply

Union City's Rent Review lets tenants seek city review of large rent increases, but it is not a rent cap; only mobile home park spaces have a city rent limit. The city also bans bad-faith harassment and adds notice rules, while deposits, repairs and entry follow state law.

Ask about renting & eviction in Union City See coverage

Key points

  • Rent review: City Rent Review, not a cap: tenants may request review when increases within 12 months put rent over 7% above base rent.
  • State rent cap: State law: covered units are limited to 8.8% for increases taking effect August 1, 2026 through July 31, 2027.
  • Just cause: Union City's Condominium Conversion chapter covers condominium conversions only; state law requires just cause after 12 months for covered units.
  • 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.
  • Termination notices: City rule: a termination notice must state the reason and come with a notice of tenant rights in the city's 3 main languages.
  • Harassment: City rule: bad-faith harassment is banned, including cutting services, abusing entry, or offering move-out payments more than once every 6 months.

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

Rent increases

Union City code City Rent Review, not a cap: tenants may request review when increases within 12 months put rent over 7% above base rent. State law: covered units are limited to 8.8% for increases taking effect August 1, 2026 through July 31, 2027.

All 5 Union City rules on rent increases, with the code text and the state law underneath →

Eviction and just cause

Union City has a related local rule: Condominium Conversion (§ 17.84.060) — 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.

CA state law California law
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.
Civ. Code § 1946.2(a)
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
Civ. Code § 1946.2(c)
Just cause — new construction exemption
Housing with a certificate of occupancy issued within the previous 15 years is exempt (rolling)
Applies: Mobilehomes excepted.
Civ. Code § 1946.2(e)(7)
Just cause law sunset
§ 1946.2 is repealed on January 1, 2030 unless extended
Civ. Code § 1946.2(n)

Relocation payments

Union City code When a park changes use: reasonable relocation costs for each eligible mobile home owner, plus displacement costs during construction. Applicant may seek full or partial exemption if relocation aid would eliminate substantially all reasonable use or economic value.

All 7 Union City rules on relocation payments, with the code text and the state law underneath →

Notices

Union City code State law: 60 days' notice to end a tenancy, or 30 days if the tenant has lived there less than 1 year. City rule: a termination notice must state the reason and come with a notice of tenant rights in the city's 3 main languages.

All 9 Union City rules on notices, with the code text and the state law underneath →

Security deposits

CA state law Union City 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

Union City code What Union City's code adds
Presumption period
  • 3 months.
    Applies: Mobile home space eviction actions filed within 3 months after the Board decides a petition or complaint; the owner can rebut this.
    § 16.40.110 · code text
    Any action brought within three months of the determination of a petition or complaint filed with the Board pursuant to this chapter shall be presumed to be retaliatory
Protected activities
  • Using any right under the mobile home space rent rules, including filing a petition or complaint with the Board.
    Applies: Mobile home park spaces only.
    § 16.40.110 · code text
    further, the determination that the action was brought in retaliation for the exercise of any rights conferred by this chapter shall be grounds for denial. Any action brought within three months of the determination of a petition or complaint filed with the Board pursuant to this chapter shall be presumed to be retaliatory
Remedies
  • Denial of the owner's action to recover the mobile home space.
    Applies: Retaliation for using rights under these rules is grounds for denial; the court may also deny for any violation of these rules.
    § 16.40.110 · code text
    the determination that the action was brought in retaliation for the exercise of any rights conferred by this chapter shall be grounds for denial.

Also in Union City's code: Mobilehome Rent Review (§ 16.40.110) — mobilehome park spaces only. This page does not summarize it yet.

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

Union City code City rule: bad-faith harassment is banned, including cutting services, abusing entry, or offering move-out payments more than once every 6 months.

All 15 Union City rules on harassment and lockouts, with the code text and the state law underneath →

Repairs and habitability

CA state law Union City 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 Union City 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

Union City code What Union City's code adds
Tax rate
  • 8.5% of the daily room rate.
    Applies: The code says the rate is adjusted annually by the consumer price index.
    § 3.18.025 · code text
    The transient occupancy tax, commonly known as the tourist hotel/motel room tax, is established at eight and one half percent of the daily room rate, to be annually adjusted according to the consumer price index.
Who collects it
  • Each operator collects the tax from the guest at the same time as the rent.
    § 3.18.040 · code text
    Each operator shall collect the tax imposed by this chapter to the same extent and at the same time as the rent is collected from every transient.

Condo conversions

Union City code What Union City's code adds
Limits on conversions
  • No conversion that would drop multifamily rentals below a 1:12 ratio of all homes in the City.
    § 17.84.030 · code text
    In no case shall a rental unit be converted to single-family ownership housing if said conversion would result in a reduction of the ratio of multifamily rental units to all residential units within the City below a ratio of 1:12.
Relocation help
  • No conversion until the developer shows comparable replacement housing exists in the Union City area.
    Applies: Applies to residents displaced directly by the conversion.
    § 17.84.030 · code text
    In no case shall multifamily rental building or buildings be converted to a community housing project unless and until it can be reasonably demonstrated that comparable replacement housing exists within the Union City area to accommodate those residents displaced as a direct result of the proposed conversion.
  • Replacement housing must cost at most 25% of household income, or the current rent, whichever is higher.
    Applies: Applies to the developer's relocation plan for displaced tenants.
    § 17.84.030 · code text
    within a price range which is equal to or less than twenty-five percent of the household income of the tenants to be displaced as a result of the conversion, or not to exceed the rent being paid for the existing rental unit to be converted, whichever is higher.
Notice to tenants
  • At least 5 days before the application is submitted.
    Applies: Written notices mailed to all tenants.
    § 17.84.350 · code text
    Written notices shall be mailed to all tenants at least five days prior to the submission of the application to the Community Development Department.
  • At least 10 days before any hearing.
    Applies: Written notices posted and mailed before a Planning Commission or City Council hearing.
    § 17.84.350 · code text
    Written notices shall be posted by the Community Development Director in a conspicuous location on the site of the proposed condominium conversion and shall be mailed by the Community Development Department first class prepaid postage to all tenants residing in the proposed condominium conversion project not less than ten days prior to any hearing by the Planning Commission or the City Council concerning the project.
  • At least 120 days' notice that the tenancy will end.
    Applies: Applies if the use permit for the conversion is approved.
    § 17.84.350 · code text
    That should the use permit for the conversion project be approved, the property owner shall give, according to all applicable laws, all tenants a minimum one hundred twenty days' notice of termination of their tenancy, together with the exclusive right of first refusal to purchase a unit;
Tenants' right to buy
  • Irrevocable right to buy at the public price or less, for 90 days after sales begin or the final report.
    § 17.84.060 · code text
    Such right shall be irrevocable for a period of ninety days after the commencement of sales or the issuance of the final public report by the California Department of Real Estate.

Other Union City rules on this

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

Who this affects

TenantsLandlordsProperty managers

Frequently asked questions

Does a landlord in Union City need a reason to evict?

Union City's Condominium Conversion chapter covers condominium conversions only; state law requires just cause after 12 months for covered units. Union City also has a related rule: Condominium Conversion (§ 17.84.060) — condominium conversions only.

How much can an Union City landlord charge for a security deposit?

Union City 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)).

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

Union City's code: 8.5% of the daily room rate. (The code says the rate is adjusted annually by the consumer price index.) (§ 3.18.025); Each operator collects the tax from the guest at the same time as the rent. (§ 3.18.040).

What happens to tenants when an Union City building converts to condos?

Union City's code: No conversion that would drop multifamily rentals below a 1:12 ratio of all homes in the City. (§ 17.84.030); No conversion until the developer shows comparable replacement housing exists in the Union City area. (Applies to residents displaced directly by the conversion.) (§ 17.84.030).

General information, not legal advice.

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