Santa Ana, California, is a vibrant city known for its cultural diversity, historic charm, and bustling urban environment. As the second-largest city in Orange County, it offers a dynamic rental market that attracts a wide range of tenants, from young professionals to families. However, navigating the rental landscape in Santa Ana can be complex due to its competitive housing market, rising costs, and robust tenant protection laws. This blog post provides an in-depth guide for tenants, covering everything from market trends and costs to legal protections and practical tips for securing a rental in Santa Ana.
Understanding Santa Ana’s Rental Market
Santa Ana’s rental market is characterized by high demand and limited inventory, making it a competitive space for tenants. As of mid-2025, the median rent in Santa Ana stands at approximately $2,183 per month, which is 56.2% higher than the national median of $1,398. For a one-bedroom apartment, tenants can expect to pay around $1,915, while a two-bedroom apartment averages $2,257. These figures reflect a slight year-over-year decrease of 0.2%, but Santa Ana remains the 14th most expensive large city in the U.S. for renters.
The cost of renting varies significantly by neighborhood. More affordable areas like French Court ($2,046/month), Willard ($2,144/month), and Lacy ($2,288/month) offer lower rents, while upscale neighborhoods like Riverview West can see one-bedroom rents as high as $5,460. Popular areas such as Sandpointe ($2,225/month) and South Coast ($2,365/month) strike a balance between cost and amenities. Tenants should research neighborhoods carefully to find a location that fits their budget and lifestyle.
The city’s rental market is also influenced by its diverse population and ongoing urban revitalization. Downtown Santa Ana, with its vibrant “Calle Cuatro” corridor, blends Hispanic heritage with modern art galleries and eateries, but limited housing inventory in this historic core creates a competitive rental environment. Gentrification concerns persist as revitalization efforts drive up demand, making it crucial for tenants to act quickly when desirable units become available.
Santa Ana’s Rent Stabilization and Just Cause Eviction Ordinance
One of the most significant aspects of renting in Santa Ana is the city’s Rent Stabilization and Just Cause Eviction Ordinance, enacted in November 2021 and updated in subsequent years. Santa Ana was the first city in Orange County to implement such measures, aimed at protecting tenants from excessive rent increases and unjust evictions. Here’s what tenants need to know about these protections:
Rent Stabilization
The ordinance limits annual rent increases for qualifying rental units built on or before February 1, 1995, per the Costa-Hawkins Rental Housing Act. The maximum allowable rent increase is the lower of 3% or 80% of the Consumer Price Index (CPI) change over the most recent 12-month period. For the period of September 1, 2024, to August 31, 2025, the maximum allowable increase is 3%.
Landlords must provide written notice of the ordinance and tenants’ rights at the start of a lease or when issuing a rent increase notice. Template notices are available in multiple languages, including English, Spanish, and Vietnamese, on the city’s website. If a rent increase exceeds the allowable limit, tenants can file a Tenant Petition to contest it.
Certain properties are exempt from rent stabilization, including those built after February 1, 1995, mobile homes with long-term leases (over 12 months), and properties owned by individuals (not corporations or real estate investment trusts) under specific conditions. Tenants can verify whether their unit is covered by checking with the city’s Rent Stabilization Division.
Just Cause Eviction Protections
The ordinance also provides “just cause” eviction protections, meaning landlords must have a valid reason to evict tenants who have occupied a unit for 30 days or more. Valid reasons include nonpayment of rent, lease violations, nuisance or criminal activity, or the landlord’s intent to occupy the property themselves. No-fault evictions, such as when a landlord wants to move in or take the property off the market, require the landlord to provide relocation assistance equivalent to three months’ rent or waive the last three months’ rent.
Evictions are further restricted during the school year for families with students, and landlords cannot prevent additional tenants from being added to a lease. If tenants receive an eviction notice, they can contact the city’s Rent Stabilization Division or community partners for assistance in understanding their rights.
Rental Registry and Fees
Santa Ana’s Rental Registry, launched in August 2023, is a key component of the ordinance. Landlords are required to register all rental units annually, providing data on rents, tenancy, and notices. This database enhances transparency, allowing the city to track rent increases and ensure compliance with the ordinance. The registration fee is $100 per unit, with landlords permitted to pass through up to 50% ($50) to tenants in 12 monthly installments, not exceeding $4.16 per month. This pass-through fee is not considered part of the rent when calculating increases.
Tenants can access the Rental Registry portal to verify their unit’s registration status and report any discrepancies. If a landlord charges an excessive pass-through fee, tenants can seek reimbursement by filing a Tenant Petition.
Resources and Support for Tenants
Santa Ana’s Rent Stabilization Division offers a wealth of resources to help tenants navigate the rental market. The division responds to inquiries about the ordinance, evictions, and rent increases, having assisted over 2,500 individuals since 2021. Tenants can contact the division at (714) 667-2209 or rso@santa-ana.org for support.
Workshops and Community Events
The city regularly hosts tenant rights workshops in partnership with organizations like the Santa Ana Unified School District and Community Legal Aid SoCal. Recent workshops in October 2024 at schools like Pio Pico Elementary and community centers like the Southwest Senior Center provided information on rent stabilization, eviction defenses, and legal resources. These sessions, often offered in English and Spanish, empower tenants to protect their housing rights.
Mediation and Eviction Prevention
The Rent Stabilization Division offers voluntary mediation services to resolve landlord-tenant disputes before they escalate. Additionally, the Eviction Prevention Program, administered by Families Forward, provides financial assistance to tenants facing eviction due to financial hardship. Required documentation includes proof of residency, rent, and financial hardship. Tenants can apply through the program’s website.
Community Partners
Tenants can seek assistance from community organizations like Tenants United Santa Ana and the Public Law Center, which offer legal referrals, application support for rental assistance, and guidance on housing repairs or accommodations. These partners are particularly valuable for navigating complex disputes or unjust eviction threats.
Practical Tips for Tenants
Securing a rental in Santa Ana’s competitive market requires preparation and strategy. Here are some practical tips to help tenants succeed:
-
Research Neighborhoods: Use resources like RentCafe or Apartments.com to compare rent prices and amenities across neighborhoods. Consider proximity to public transportation, such as the developing streetcar project, for convenience.
-
Understand Your Rights: Familiarize yourself with the Rent Stabilization and Just Cause Eviction Ordinance by visiting www.santa-ana.org/renter-protections. Save the Rent Stabilization Division’s contact information for quick reference.
-
Act Quickly: With limited housing inventory, desirable units are leased fast. Be ready to submit applications promptly and have documents like pay stubs, credit reports, and references prepared.
-
Check for Compliance: Verify that your landlord has registered your unit in the Rental Registry. If you suspect a violation, such as an excessive rent increase, file a Tenant Petition or contact the Rent Stabilization Division.
-
Attend Workshops: Participate in tenant rights workshops to stay informed about your protections and connect with community resources. Sign up for city newsletters to receive updates on upcoming events.
-
Budget for Costs: Account for the Rental Registry pass-through fee (up to $4.16/month) and potential rent increases within the 3% cap. Explore affordable neighborhoods like Metro East or Pico-Lowell to stretch your budget.
-
Seek Assistance: If facing financial hardship or eviction, apply for the Eviction Prevention Program or consult community partners for legal and financial support.
The Future of Santa Ana’s Rental Market
Santa Ana’s rental market is likely to remain competitive due to high demand and limited supply. The city’s ongoing revitalization efforts, coupled with its cultural appeal, continue to attract new residents, putting pressure on housing availability. The Rent Stabilization and Just Cause Eviction Ordinance provides a critical safety net for tenants, but debates over its implementation persist. In 2023, the Apartment Association of Orange County filed a lawsuit against the city, calling the ordinance “unconstitutional” and biased against landlords, though the outcome remains unresolved.
Looking ahead, tenants can expect continued advocacy for renter protections. A proposed ballot measure in November 2024 aimed to affirm the rent control law, reflecting strong community support. Meanwhile, the city’s Rental Housing Board, composed of tenants and at-large members, will play a key role in enforcing the ordinance and addressing disputes.
Conclusion
Renting in Santa Ana offers access to a vibrant, culturally rich city but comes with challenges like high costs and competition. By understanding the Rent Stabilization and Just Cause Eviction Ordinance, leveraging city resources, and acting strategically, tenants can secure stable housing and protect their rights. Whether you’re a new renter or a long-term resident, staying informed and proactive is key to thriving in Santa Ana’s dynamic rental market.
For more information, visit www.santa-ana.org/renter-protections, contact the Rent Stabilization Division, or attend a tenant rights workshop. Empower yourself with knowledge and take advantage of the resources available to ensure a positive renting experience in Santa Ana.
