Huntington Beach, California, often dubbed “Surf City USA,” is a vibrant coastal community known for its laid-back vibe, stunning beaches, and desirable quality of life. With its appeal comes a robust housing market, where renting is a common choice for many residents. However, as housing costs rise across California, questions about rent control frequently surface. For renters and landlords alike in Huntington Beach, understanding the local and state regulations surrounding rent control is crucial. This blog post dives deep into what you need to know about rent control in Huntington Beach, exploring its history, current laws, exemptions, and implications for the community as of April 2025.
Rent Control in California: A Statewide Context
Before delving into Huntington Beach specifics, it’s helpful to understand the broader framework of rent control in California. Historically, rent control was a local matter, with cities like Los Angeles, San Francisco, and Santa Monica enacting their own ordinances to cap rent increases and protect tenants. However, in 2019, California took a significant step by passing Assembly Bill 1482 (AB 1482), also known as the Tenant Protection Act. This statewide legislation, effective January 1, 2020, and set to remain in place through 2030, introduced rent increase limits and just-cause eviction protections across the state, including in cities without local rent control laws like Huntington Beach.
Under AB 1482, annual rent increases are capped at 5% plus the local Consumer Price Index (CPI) or 10%, whichever is lower. For example, if the CPI in a given area is 3%, the maximum allowable increase would be 8% (5% + 3%). This cap applies to most rental properties, but there are notable exemptions, which we’ll explore later. The law also requires landlords to provide a “just cause” for evictions after a tenant has occupied a unit for 12 months, such as non-payment of rent or lease violations.
Does Huntington Beach Have Local Rent Control?
Unlike some California cities with longstanding rent control ordinances, Huntington Beach does not have a city-specific rent control law. In fact, the city has historically resisted such measures. In 2002, Huntington Beach voters passed Measure EE, which amended the city charter to prohibit rent stabilization ordinances unless approved by a majority vote of the electorate. This measure effectively blocks the City Council from enacting rent control without a ballot initiative, making it a unique hurdle compared to cities where councils can directly implement such policies.
Efforts to introduce rent control in Huntington Beach have surfaced over the years, particularly for mobile home parks, where residents—often seniors on fixed incomes—face significant rent hikes. In 2014, the City Council briefly considered a ballot measure to cap mobile home park rent increases at 6% per year, spurred by reports of rents doubling under new corporate ownership. However, the proposal was dropped after negotiations with park owners led to new lease agreements, avoiding a public vote. More recently, in 2022, the Huntington Beach Mobile Home Advisory Board voted 5-4 to recommend a “carveout” from Measure EE to allow rent stabilization for mobile homes. This proposal aimed to put the issue on the November ballot, but the City Council has not moved it forward as of April 2025, reflecting ongoing resistance to rent control locally.
How AB 1482 Applies in Huntington Beach
Since Huntington Beach lacks a local rent control ordinance, AB 1482 serves as the primary rent regulation framework for the city. Here’s how it impacts renters and landlords:
- Rent Increase Limits: For properties covered by AB 1482, landlords cannot raise rent more than the 5% + CPI or 10% cap annually. This provides predictability for tenants, especially in a market where housing costs can otherwise skyrocket.
- Just-Cause Evictions: After 12 months of tenancy (or 24 months if at least one tenant has been in the unit that long), landlords must provide a valid reason for eviction, such as non-payment or substantial lease violations. For “no-fault” evictions—like when an owner wants to move into the unit—tenants are entitled to relocation assistance equal to one month’s rent.
- Notice Requirements: Rent increases of 10% or less require 30 days’ written notice, while increases exceeding 10% (though rare under the cap) require 90 days. This ensures tenants have time to adjust to changes.
Exemptions to AB 1482 in Huntington Beach
Not all properties in Huntington Beach fall under AB 1482’s protections. Key exemptions include:
- New Construction: Buildings constructed within the last 15 years are exempt, with this window rolling forward annually. As of April 2025, properties built after April 2010 are not covered.
- Single-Family Homes and Condos: These are exempt unless owned by a corporation or real estate investment trust (REIT). This means many landlords in Huntington Beach’s residential neighborhoods can set rents freely, provided they’re not corporate entities.
- Owner-Occupied Duplexes: If the owner lives in one unit, the duplex is exempt.
- Local Ordinances: Since Huntington Beach has no stricter local rent control, AB 1482 is the default, but it doesn’t override Measure EE’s prohibition on citywide rent stabilization.
Landlords of exempt properties must still notify tenants in writing that their units are not subject to AB 1482’s rent caps or just-cause rules, ensuring transparency.
The Mobile Home Dilemma
Mobile homes represent a unique segment of Huntington Beach’s rental market, and they’ve been at the heart of rent control debates. Residents own their homes but rent the land underneath, often from park owners who can raise space rents significantly. In 2021, for instance, Skandia Mobile Country Club residents faced proposed increases of $75 per year for three years after a change in ownership, sparking fear among retirees on fixed incomes. Unlike traditional rentals, mobile homes aren’t fully covered by AB 1482 because the law applies to dwelling units, not land leases, leaving these residents vulnerable.
In response, Assembly Bill 1035 (introduced in 2023 by Assemblyman Al Muratsuchi) aims to cap mobile home space rent increases statewide at 3% plus CPI or 5%, whichever is lower. As of April 2025, this bill is still under consideration, but it could offer relief to Huntington Beach’s mobile home community if passed. Locally, advocates continue pushing for a Measure EE carveout, though opposition from property owners and council members—who argue rent control distorts markets and burdens taxpayers—remains strong.
Implications for Renters and Landlords
For renters in Huntington Beach, AB 1482 provides a safety net against exorbitant rent hikes, particularly in apartments or older multi-family units. However, those in exempt properties—like single-family homes owned by individuals—may face market-driven increases, especially given the city’s high demand. Census data shows that 62% of Huntington Beach rentals exceed 30% of household income, highlighting the affordability challenge.
Landlords, meanwhile, must navigate AB 1482’s requirements carefully. Compliance is straightforward for covered properties, but missteps—like failing to provide proper notice—can lead to disputes. For exempt properties, landlords enjoy flexibility but must still adhere to general tenant laws, such as providing habitable conditions. The lack of local rent control also means fewer administrative burdens compared to cities like Los Angeles, though some argue it discourages new housing development by not addressing investor concerns.
Community Perspectives
The rent control debate in Huntington Beach reflects broader tensions. Tenant advocates, especially mobile home residents, argue that caps are essential to protect vulnerable populations from displacement. Carol Rohr, a Skandia resident, has been vocal about the need for stability, noting that many neighbors can’t afford steep increases. Conversely, property owners and realtor groups, like the Orange County Association of Realtors, contend that rent control depresses property values and stifles construction, exacerbating the housing shortage. Council members have echoed this, with some, like Casey McKeon in 2023, opposing even studies on the issue as a veiled push for rent control.
Looking Ahead
As of April 9, 2025, rent control in Huntington Beach remains governed by AB 1482, with no local ordinance in sight. The mobile home question lingers, with potential state or voter-driven changes on the horizon. For now, renters and landlords should stay informed about their rights and obligations under state law, while keeping an eye on local developments. Whether you’re a tenant seeking stability or a landlord balancing profit and compliance, understanding these dynamics is key to thriving in Huntington Beach’s evolving rental landscape.
In conclusion, while Huntington Beach resists local rent control, California’s statewide measures offer some protections. The interplay between state law, city charter restrictions, and community needs creates a complex but navigable system—one that reflects both the challenges and opportunities of living in this coastal gem.
