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Pasadena Tenant Rights

Measure H Rent Stabilization — A Tenant-Majority Board, Rent Rollbacks, and an Ongoing Legal Fight

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Renting in Pasadena

Pasadena voters approved Measure H — the Fair and Equitable Housing Charter Amendment — in November 2022, and it took effect December 22, 2022. It created the Pasadena Rental Housing Board and Rent Stabilization Department to administer rent caps, just cause eviction protections, and relocation assistance for roughly 24,000 covered units. A December 2025 Court of Appeal ruling struck down two provisions of the ordinance — the special pre-eviction "notice to cease" requirement and relocation assistance tied solely to a lawful rent increase — while leaving the core rent cap, registration, and just cause protections intact. The case remains under further appeal, so Pasadena tenants should expect continued legal developments in 2026.

📋 Measure H — Fair and Equitable Housing Charter Amendment

Enacted Approved November 2022; effective December 22, 2022
Annual Rent Cap Annual General Adjustment (AGA) — 75% of regional CPI; currently 2.25% (Oct 1, 2025 – Sept 30, 2026)
Governing Code Pasadena City Charter Article XVIII

What Units Are Covered?

Multi-unit residential rental buildings (2+ units) with a certificate of occupancy issued before February 1, 1995. Single-family homes and condominiums are exempt from the rent cap under Costa-Hawkins but remain subject to just cause eviction, registration, and fee requirements.

How the Rent Cap Works

The Pasadena Rental Housing Board sets the Annual General Adjustment each year at 75% of the change in the Los Angeles-Riverside-Orange County CPI, effective October 1. The 2024–2025 AGA was 3.0%; the current 2025–2026 AGA is 2.25%. For existing tenancies covered by the Charter, base rent was rolled back to May 17, 2021 levels. Landlords may raise rent only once every 12 months and must file a petition with the Board for any increase above the AGA.

Key Rules

  • ✓ All rental units — including exempt single-family homes — must register annually with the Rental Housing Board by October 31; fee is $238 per unit
  • ✓ Failure to register means a landlord cannot legally raise rent, and tenants may lawfully withhold rent until the unit is registered
  • ✓ Landlords must pay annual interest on security deposits — the 2025 rate was 0.12%, due by January 31
  • ✓ For covered units, base rent was rolled back to May 17, 2021 levels — tenants who were overcharged after that date may be owed a refund
  • ✓ A December 2025 appellate ruling eliminated the special pre-nonpayment "notice to cease" — landlords now serve the standard California 3-day notice to pay rent or quit under CCP §1161, with no extra preliminary step required
  • ✓ Rent may not be increased during a pending Board petition

Common Exemptions

  • ✗ Single-family homes and condominiums — exempt from the rent cap under Costa-Hawkins (but NOT exempt from just cause, registration, or fees)
  • ✗ Buildings with certificate of occupancy issued on or after February 1, 1995
  • ✗ Owner-occupied buildings meeting specific unit-count thresholds
  • ✗ Government-subsidized housing with its own rent rules
  • ✗ Certain institutional and dormitory-style housing

🛡 Measure H Just Cause Eviction Protections

Enacted December 2022; core provisions upheld on appeal in 2025
Applies After 12 months of tenancy

Virtually all residential rental units in Pasadena after 12 months of tenancy — including single-family homes, condos, and units built after 1995 that are exempt from the rent cap but not from just cause.

⚠ At-Fault Just Causes

  • • Nonpayment of rent
  • • Breach of a material lease term after notice and opportunity to cure
  • • Nuisance or illegal activity on the premises
  • • Refusal to allow lawful entry after proper notice
  • • Unapproved subletting in violation of the lease

📋 No-Fault Just Causes

  • • Owner or qualifying relative move-in (strict occupancy and documentation requirements)
  • • Substantial renovation requiring permits and making the unit unsafe to occupy
  • • Withdrawal from the rental market (Ellis Act)
  • • Demolition with all required permits
  • • Compliance with a government order to vacate

💰 Required Relocation Assistance

  • $ Relocation assistance is required for true no-fault evictions — owner move-in, Ellis Act withdrawal, and substantial renovation
  • $ The December 2025 appellate ruling struck down relocation assistance that was tied only to a tenant leaving after a lawful rent increase above 5% — that specific penalty no longer applies
  • $ Amounts and eligibility should be confirmed directly with the Rent Stabilization Department, as post-ruling implementation was still being finalized in 2026

⭐ Pasadena-Specific Protections You Won't Find Everywhere

Rent Rollback to May 2021 Levels

Measure H rolled back base rent for existing tenants in covered units to May 17, 2021 levels. If your rent was raised above that baseline after that date and your unit is covered, you may be owed a refund or an adjustment. Contact the Rent Stabilization Department to request a review of your rent history.

Mandatory Registration — Even for Exempt Units

Unlike most rent control cities, Pasadena requires every rental unit in the city — including single-family homes and condos exempt from the rent cap — to register annually with the Rental Housing Board. If your landlord has not registered your unit, they cannot legally raise your rent, and you may be able to lawfully withhold payment of any unregistered increase.

2025 Court Ruling Changed the Notice Process

A December 2025 Court of Appeal decision (California Apartment Assn. v. City of Pasadena) struck down Measure H's special "notice to cease" step for nonpayment evictions. Landlords now use the standard statewide 3-day notice under CCP §1161 — the same one used everywhere else in California. If you receive a notice citing the old Measure H notice-to-cease language, it may be outdated; consult a tenant attorney to confirm the correct process still applies to your situation.

Security Deposit Interest Requirement

Pasadena landlords must pay tenants annual interest on security deposits, due by January 31 each year. The 2025 rate was 0.12%. While the dollar amount is small, failure to pay or document this interest can strengthen a tenant's position in a deposit dispute.

Tenant-Majority Rental Housing Board

The Pasadena Rental Housing Board that administers Measure H has a tenant-majority composition — a structure that has been challenged in court by landlord groups but upheld through 2026. This gives renters a meaningfully different seat at the table compared to boards in many other cities.

🏛 Pasadena Rent Stabilization Department

Hours: Mon–Fri 8am–5pm; housing counselors also staff periodic community events

What the Rent Board Can Help You With (Free):

✓ Free tenant and landlord counseling
✓ Annual unit registration processing
✓ AGA rent increase verification
✓ Rent rollback review for post-May 2021 overcharges
✓ Petition filing for above-AGA increases or rent reductions
✓ Habitability and housing services complaint intake
✓ Eviction Database — tracks evictions by City Council district
✓ Security deposit interest compliance guidance
Contact the Rent Stabilization Department to verify your unit's coverage status
Look Up Your Unit →

🆓 Free Legal Aid in Pasadena

Legal Aid Foundation of LA — Pasadena Free civil legal aid, eviction defense
Pasadena Rent Stabilization Dept Free counseling on registration, AGA, and petitions
Eviction Defense Network Day-of-court eviction defense, LA County
Bet Tzedek Free legal services, seniors prioritized

✊ Tenant Organizations in Pasadena

Pasadena Tenants Union Local tenant organizing and Measure H education and advocacy
Visit →
LA Tenants Union Countywide tenant organizing with an active San Gabriel Valley presence
Visit →

🏛 Eviction Court in Pasadena

LA Superior Court — Pasadena Courthouse

📍 300 E Walnut St, Pasadena, CA 91101

Pasadena unlawful detainer cases are filed at the Pasadena courthouse. Self-help center available. 10 business days to respond after service (AB 2347, 2025). Given ongoing litigation over Measure H, confirm current notice requirements with a tenant attorney before responding.

⚠ Critical Deadline: You have 10 business days to file a written response after being served with a summons (AB 2347, effective January 2025). Missing this = automatic judgment against you.
Court Website →

Common Questions for Pasadena Renters

It depends on your unit. Under AB 1482 (the Tenant Protection Act), most California landlords can only raise rent once per year, by a maximum of 5% plus local CPI — and never more than 10% total. For the current cycle (August 1, 2025 through July 31, 2026), the effective cap in most Bay Area counties is around 6.3%, and in Los Angeles County around 6.9%. A 20% increase almost certainly violates this cap for covered units. AB 1482 applies to most multi-family buildings older than 15 years, but does NOT cover single-family homes or condos where the owner has given proper written notice, or buildings built in the last 15 years. Check your unit at tenantprotections.org. If you are covered, send a written dispute to your landlord immediately — paying the increase without objecting can be treated as acceptance. Many cities (LA, SF, Oakland, Santa Monica) have even stricter local rent caps.
No — a 3-day notice is NOT a court order and you do not have to leave. It is the first step in a legal process. If you pay the full amount owed within the 3-day period, the eviction stops entirely. If you do not pay, your landlord must then file an Unlawful Detainer (UD) lawsuit in court. After you are served with the court summons, you now have 10 business days to file a written response (AB 2347 extended this from 5 days starting January 1, 2025). Only a judge can order you to leave — not your landlord. Do not ignore the summons or you will get a default judgment automatically.
Under California Civil Code §1950.5, landlords can only deduct for cleaning that brings the unit back to the condition it was in when you moved in — not to make it cleaner. They cannot charge for professional cleaning if you left it reasonably clean. Under AB 2801 (effective 2025), landlords must now take photos before and after any cleaning or repairs, and must provide itemized receipts for work over $125. If they failed to follow these requirements, they forfeit their right to deductions entirely. Send a written demand letter disputing the specific deductions. If unresolved, file in small claims court — you can recover the deposit plus up to 2x the amount as a bad faith penalty, plus court costs.
No. California Civil Code §1954 requires landlords to give at least 24 hours written notice before entering for non-emergency purposes, and entry must be during normal business hours (8am–6pm, or agreed hours). Verbal notice is not sufficient — it must be in writing (a text message counts). The only exception is a genuine emergency (fire, flood, gas leak). Repeated unauthorized entries constitute landlord harassment under Civil Code §1940.2. Send your landlord a written letter citing §1954 and demanding they stop. If it continues, document every incident with dates and times, and consult a tenant attorney — you may be entitled to damages.
You have options, but stopping rent cold is risky without legal guidance. Visible mold that poses a health risk is a substandard condition under California Health & Safety Code §17920.3 and your landlord must remediate it. Your safest options are: (1) File a code enforcement complaint with your city or county — this triggers a formal inspection and puts your landlord on legal notice; (2) Repair and deduct — hire a licensed contractor and deduct costs from rent (up to one month's rent, twice per year); (3) Rent withholding into a separate trust account for severe conditions — but consult an attorney first; (4) Sue for damages including rent reduction during the uninhabitable period. Always document with dated photos and send repair requests by certified mail.
Only under very specific conditions. Under AB 1482, "substantial remodel" is a valid no-fault just cause, BUT the landlord must: (1) give you 60 days written notice (if you have lived there 1+ year); (2) pay you relocation assistance equal to one month's rent; (3) the renovation must require permits and be so substantial that you cannot safely occupy the unit during work. Cosmetic upgrades do not qualify. After the work is complete, you typically have the right to return at your original rent. "Ellis Act" evictions (taking the building off the rental market entirely) have even stricter rules. If your landlord claims renovation but the work is minor, this may be a pretextual eviction — contact a tenant attorney immediately.
Lack of heat is a serious habitability violation — California law requires landlords to maintain heating that can reach at least 70°F in living areas. Before withholding rent, take these steps in order: (1) Send a written repair request by text or email AND certified mail; (2) Give your landlord a "reasonable time" to fix it — for heating in cold weather, 24-72 hours is reasonable; (3) File a code enforcement complaint if they don't respond; (4) Use the repair-and-deduct remedy — buy space heaters or hire a contractor, deduct from rent (up to one month's rent). Outright rent withholding should be done carefully, with money held in a separate account, and ideally with an attorney's guidance. Never withhold silently — always notify your landlord in writing.
No. Landlords cannot unilaterally add new fees during an existing lease period without your written consent. Any fee not specified in your signed lease agreement is unenforceable. Common illegal fees include: convenience fees for online payment, administrative fees, move-in/move-out fees beyond the security deposit limit, and excessive late fees (California generally limits late fees to 5-6% of rent). Respond in writing stating that you do not accept the new fee and that it is not part of your lease agreement. If your landlord threatens eviction over the fee, do not pay it without legal advice — an eviction based on a disputed illegal fee is itself potentially illegal.
If you have lived in the unit for less than one year, your landlord must give 30 days written notice. If you have lived there for one year or more, they must give 60 days written notice. However — if your unit is covered by AB 1482 (most multi-family buildings over 15 years old), your landlord also needs a valid "just cause" to end your tenancy after 12 months of residency. You cannot be evicted without cause just because you are month-to-month in a covered unit. Many cities (LA, SF, Oakland, Berkeley, Santa Monica) have even stronger protections. Check your local ordinance.
No — it has been illegal in California since 2020. SB 329 expanded the state's Fair Employment and Housing Act (FEHA) to prohibit landlords from refusing to rent based on "source of income," which explicitly includes Section 8 / Housing Choice Vouchers, VASH vouchers, and other government rental assistance. Advertising "No Section 8" is also illegal. If a landlord refuses your voucher, you can: (1) File a complaint with the California Civil Rights Department (CRD) at calcivilrights.ca.gov — free, within 2 years; (2) File a complaint with HUD; (3) Sue civilly for damages, injunctive relief, and attorney fees. You can also file with your local fair housing agency.
Owner move-in (OMI) evictions are a valid no-fault just cause under AB 1482, but they come with strict requirements. The landlord or a qualifying family member must actually intend to live there as their primary residence, must move in within 90 days of your departure, and must live there for at least 12 consecutive months. You must receive 60 days written notice (if 1+ year tenancy) and relocation assistance of one month's rent. If the landlord does NOT move in, or moves out within 12 months, you may have a right to return at your original rent AND damages. OMI fraud — evicting a tenant pretextually — is illegal and increasingly prosecuted, especially in cities like San Francisco and Los Angeles.
As of January 1, 2025 (AB 2347), you now have 10 business days from the date you were served the Unlawful Detainer summons to file a written response with the court — extended from the previous 5-day deadline. This is one of the most critical deadlines in California tenant law. Missing it means automatic judgment against you and the sheriff can remove you without a trial. You do not need a lawyer to file a response, but getting one dramatically improves your outcome. File your response (Form UD-105) at the courthouse that issued the summons. Many courthouses have self-help centers, and many counties have free legal aid for eviction defense.
This is illegal landlord harassment and potentially extortion. Under California Civil Code §1940.35, it is unlawful for a landlord to threaten to report a tenant's immigration status to coerce them into vacating, paying money, or waiving any legal rights. Violators face actual damages, punitive damages, a civil penalty of up to $2,000 per violation, and attorney fees. Your immigration status does NOT affect your California tenant rights — you have full protections regardless of documentation status. Document the threat (text, email, or write down what was said with the date). Then contact a tenant attorney or legal aid organization immediately. This is a strong case.
California has a strong "duty to mitigate" rule — your landlord is legally required to make reasonable efforts to re-rent the unit after you leave. If they find a new tenant immediately, you owe nothing for the remaining term. You only owe rent for the period the unit is actually vacant while the landlord is actively trying to re-rent it. You do NOT automatically owe 4 months of rent. To protect yourself: give written notice as early as possible, offer to cooperate with showings, keep records of your departure date and the unit's condition, and follow up to confirm re-rental. Breaking a lease for specific reasons (domestic violence, uninhabitable conditions, active military duty) carries additional legal protections under California law.
Your landlord is in violation of California law. Under Civil Code §1950.5, landlords must return your security deposit — along with a written itemized statement of any deductions and copies of receipts — within 21 calendar days of you vacating. Missing this deadline means they forfeit their right to make ANY deductions and owe you the full deposit back. Under AB 2801 (2025), they must also provide photos of any claimed damage. Send a written demand letter immediately via certified mail stating the deadline has passed, demanding full return, and citing Civil Code §1950.5. If they still do not respond, file in small claims court — the limit is $12,500 and you can claim the full deposit plus up to 2x the withheld amount as a bad faith penalty.
No. Beginning January 1, 2026, California law requires landlords to include all mandatory fees in the advertised rent price upfront. Any optional services or add-on charges must be clearly disclosed before you sign — no surprise "junk fees" after the fact. This applies to fees for trash, parking, amenities, administrative costs, or any other recurring charge. If your landlord is adding fees that were not disclosed at lease signing, those fees are not enforceable. Send a written objection immediately citing the 2026 fee disclosure requirement. If your landlord threatens eviction over an undisclosed fee, contact a tenant attorney — an eviction based on an illegal fee is itself likely unlawful.
Yes — as of 2026, California law now requires landlords to provide a working stove and refrigerator in most rental homes as part of the implied warranty of habitability. This is a new standard that went into effect in 2026, making appliance provision a legal baseline rather than a lease negotiation point. If your landlord fails to provide or maintain a working stove or refrigerator, you can: (1) send a written repair/replacement request; (2) file a code enforcement complaint with your city or county; (3) use the repair-and-deduct remedy (up to one month's rent) if they fail to act within a reasonable time. Note that some shared or exempt housing types may be excluded — contact your local legal aid organization for guidance on your specific situation.
No. Under AB 1414, which took effect in 2025, California landlords are prohibited from requiring tenants to use a particular internet service provider. If your landlord is bundling a mandatory internet subscription into your rent or lease, you have the right to opt out. If they violate this provision, you can deduct the cost of your own internet subscription directly from your rent payment. This law was passed specifically in response to bulk billing arrangements where landlords received kickbacks from ISPs while forcing tenants into overpriced plans with no choice. Send your landlord written notice citing AB 1414 and your intent to deduct if they continue charging for a mandatory ISP subscription.