Renting in San Mateo County
San Mateo County is one of the most expensive rental markets in the world. Despite extreme costs, no city has a comprehensive local rent stabilization ordinance. Renters rely almost entirely on AB 1482. Daly City, Redwood City, San Mateo city, South San Francisco, and East Palo Alto all have significant older rental stock covered by AB 1482.
⚠ No Local Rent Control — State Law Applies
Governing Law
AB 1482 statewide — no comprehensive local RSO in San Mateo County
Annual Rent Cap
5% + local CPI (max 10%) for AB 1482 eligible units
What's Covered
No city in San Mateo County has enacted a comprehensive local RSO. AB 1482 applies to older multi-family buildings.
- ✓ No local RSO anywhere in San Mateo County as of 2025
- ✓ Daly City, Redwood City, San Mateo, South SF have large older stocks covered by AB 1482
- ✓ East Palo Alto historically had tenant protections — verify current ordinances
- ✓ Source of income discrimination protections are critical here — landlords cannot refuse Section 8
🛡 Just Cause Eviction Protections
✓ Just Cause Protections Apply
Governing Law: AB 1482 just cause for covered units after 12 months
No local just cause ordinance. AB 1482 applies after 12 months. Being evicted here is catastrophic given replacement housing costs — get legal help immediately.
🏘 Major Renter Cities in San Mateo County
Daly City
56% renters
Supermajority-renter. Large Filipino-American community. Older stock well-covered by AB 1482.
Redwood City
46% renters
County seat. Significant older apartment stock.
East Palo Alto
62% renters
Supermajority-renter. Strong tenant advocacy. Check current local ordinances.
South SF
52% renters
Biotech corridor. East of 101 older housing AB 1482 covered.
🏛 Eviction Court in San Mateo County
San Mateo County Superior Court
📍 400 County Center, Redwood City, CA 94063
5 business days to respond after service.
⚠ Critical:
You have only 5 business days to file a written response after being served with an Unlawful Detainer summons. Missing this deadline results in automatic judgment against you.
Visit Court Website →
🆓 Free Legal Aid in San Mateo County
Bay Area Legal Aid — Peninsula
Free legal services for low-income SM County tenants
Community Legal Services East PA
Free legal services in East Palo Alto
Common Issues in San Mateo County
Eviction & Unlawful Detainer
Notice requirements, just cause eviction, retaliatory eviction, and fighting wrongful eviction in court.
See San Mateo laws →Habitability & Repairs
Landlord repair obligations, mold, bed bugs, lack of heat or water, and rent withholding rights.
See San Mateo laws →Security Deposits
Maximum deposit limits, itemized deductions, return deadlines, and recovering wrongful withholdings.
See San Mateo laws →Rent Control & AB 1482
Statewide rent cap rules, local ordinances, allowable increases, and rent stabilization protections.
See San Mateo laws →Housing Discrimination
FEHA protections, source of income discrimination, familial status, disability accommodations.
See San Mateo laws →Landlord Harassment
Illegal lockouts, utility shutoffs, entry without notice, intimidation, and buyout harassment.
See San Mateo laws →Lease & Rental Agreements
Lease terms, oral vs. written agreements, unauthorized changes, and illegal lease clauses.
See San Mateo laws →Rental Assistance
Emergency rental assistance programs, utility assistance, and tenant relief funds by county.
See San Mateo laws →Attorneys in San Mateo County
View all →🔍
No attorneys listed yet for San Mateo County
We're expanding our directory. The California State Bar Lawyer Referral Services can help you find qualified representation in the meantime.
Find via CA State Bar →Tenant FAQs for San Mateo County
Rent Increases
My landlord just raised my rent 20%. Is that even legal?
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. 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.
Eviction
I got a 3-day notice to pay or quit. Does that mean I have to be out in 3 days?
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.
Security Deposit
My landlord kept my entire deposit and said it was for cleaning. I left the place spotless. What do I do?
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.
Landlord Entry
My landlord keeps walking into my apartment without calling first. Is that legal?
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.
Habitability
I reported mold to my landlord months ago and nothing has been done. Can I stop paying rent?
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.
Eviction
My landlord says they want to renovate and I need to leave. Do I have to go?
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.
Habitability
My heat has been broken for 2 weeks. Can I just withhold rent?
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.
Lease
My landlord just started charging a new monthly "admin fee" that was never in my lease. Do I have to pay it?
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.
Eviction
I'm on a month-to-month lease. How much notice does my landlord have to give me to move out?
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.
Discrimination
I have a Section 8 voucher and every landlord I apply to says "No Section 8." Is that legal in California?
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.
Eviction
My landlord says they want to move their kid into my apartment and I need to leave. Is this legal?
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.
Eviction
I got served with eviction court papers. How long do I have to respond?
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.
Harassment
My landlord found out I'm undocumented and is threatening to report me to immigration if I don't move out. What can I do?
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.
Lease
I need to break my lease 4 months early. Will I owe my landlord the remaining rent?
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.
Security Deposit
It's been over 3 weeks and my landlord hasn't returned my deposit or given me any paperwork. What now?
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.