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Tenant Protection Ordinance

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Redwood City recently adopted a Tenant Protection Ordinance (TPO) that is intended to promote housing stability and reduce the displacement of vulnerable and low-income households. The TPO includes requirements for minimum lease terms, just cause for eviction protections, and tenant relocation assistance.

Landlords are required to comply with the annual rent increase limitations under the State Tenant Protection Act of 2019 (CA Civil Code 1947.12), which is 5% plus the local change in the Consumer Price Index (CPI), or 10% whichever is lower.

EFFECTIVE JANUARY 1, 2026

La ciudad de Redwood City adoptó recientemente una Ordenanza de Protección de Inquilinos (TPO por sus siglas en inglés) con el objetivo de promover la estabilidad de la vivienda y reducir el desplazamiento de hogares vulnerables y de bajos ingresos. El TPO incluye requisitos sobre la duración mínima de los contratos de arrendamiento, protecciones contra el desalojo sin causa justificada y asistencia para la reubicación de los inquilinos. 

Los propietarios deben cumplir con los límites anuales de aumento de renta establecidos en la Ley Estatal de Protección de Inquilinos de 2019 (Código Civil de California 1947.12), que es del 5 % más la variación local del Índice de Precios al Consumidor (IPC), o el 10 %, lo que sea menor. 

VIGENTE A PARTIR DEL 1 DE ENERO DE 2026

Public Comment is now open on Draft Administrative Regulations, Draft Fair Rate of Return Appeal Guidelines, and the Appeal Form

Public Comment Extended Through April 24

Administrative Regulations

To assist with the effective administration of the TPO, the City has developed draft Administrative Regulations  that outline procedures for implementation and enforcement of the TPO.

Fair Rate of Return Appeal Guidelines and Appeal Form
When a tenancy is terminated due to a substantial remodel, landlords must offer the displaced tenant(s) the right to return at the same rental rate that was in effect when the tenancy was terminated plus any increases allowed by State law. However, if a landlord believes they cannot obtain a fair rate of return under these conditions, they may file an appeal with the City.

To support the appeal process, the City has developed draft Fair Rate of Return Appeal Guidelines and Appeal Form.

Public Comment Period

Members of the public are invited to provide comments on the draft Administrative Regulations, Fair Rate of Return Appeal Guidelines and Appeal Form through Friday, April 24. All public comments must be emailed to housingrwc@redwoodcity.org with the subject “TPO Regulations and Guidelines Comments” or mailed to:

City of Redwood City
Attention: Housing Division
1017 Middlefield Road
Redwood City, CA 94063

The following drafts materials linked below are available for public review:

The Administrative Regulations and Fair Rate of Return Appeal Guidelines and Appeal Form are tentatively scheduled to be considered for approval by City Council on May 11, 2026.

 


Redwood City Tenant Protection Ordinance

 forms documents_blue  

   Tenant Protection Ordinance / Ordenanza de protección del inquilinos 

  (Click the link above to view the ordinance text / Oprima en el enlace para leer la ordenanza)

All rental units except the following:

  • Nonprofit hospitals and religious facilities, extended care, elder care, or an adult care residential facilities.

  • Shared housing with the landlord

  • Certain dormitories

  • Deed-restricted affordable housing

  • Single family homes and condominiums

    • Unless they are owned by a corporate entity

  • Duplexes if the owner lives in one of the units

  • New construction – properties built within the last 15 years

  • Mobile Home Spaces

  • Transient and tourist hotel occupancies

  • Landlords must offer tenants a one-year lease at initial lease-up

    • One-year leases are not required to be offered at lease renewals

  • If a tenant rejects the one-year lease offer, the tenant and landlord may enter into an agreement for a shorter lease term if they both agree

  • Landlords must provide prospective tenants with a notice of rights to a one-year lease (Notice form provided by the City)

  • Landlords cannot terminate a tenancy without a just cause
    • These protection apply when all of the tenants have lived in the rental unit for 12 months or more or one or more of the tenants have continuously occupied rental unit for 24 months or more. 

  • At-fault just causes include:
    • Non-payment of rent 
    • Breach of lease
    • Nuisance, waste, or criminal activity
    • Sublease  without consent
    • Non-renewal of lease
    • Deny landlord access to the rental unit
    • Illegal use of the rental unit
    • Failure to move out after tenant terminate lease or at the end of employment or license

     

  • No-fault just causes include:
    • Owner or relative move into the rental unit 
    • Withdrawal of the rental unit from the rental market
    • Unit must be vacated to comply with a law, or a court or government order
    • Demolish the rental unit(s)
    • Substantially remodel rental unit(s).

      • A substantial remodel is a remodel that requires the tenant to vacate the unit for at least 30 days and must involve either:

        1. The replacement or substantial modification of any structural, electrical, plumbing, or mechanical system that requires a permit; or

        2. The abatement of hazardous materials, including lead-based paint, mold, or asbestos

        Cosmetic improvement or other work that can be performed safely without having the unit vacated, do not qualify as a substantial remodel 

    Right to Return After Tenancy Termination For Substantial Remodel

    When terminating a tenancy for substantial remodel, landlords must offer tenants the first right to return to the unit once the substantial remodel is completed.

    The offer to return must include a lease with:

    • The same rent that was in effect when the tenancy was terminated plus any increase(s) allowed by the State Tenant Protection Act of 2019; and
    • The same lease terms that were in effect at the time the tenancy was terminated, except for any changes required by law.

A landlord who intends to displace a tenant based on a no-fault just cause described in Section 42.5(B)(2) must provide the City with a copy of the notice of termination within three days of serving the notice of termination on the tenant. The notice can be submitted to the City via email at housingrwc@redwoodcity.org or in person at Redwood City City Hall at 1017 Middlefield Road, Redwood City, CA 94063 (open Monday – Thursday from 10:00am-4:00pm). 

The notice of termination shall include all of the following:

  1. The name and address of the current property owner;
  2. The just cause upon which the tenancy is being terminated;
  3. The current rent for the rental unit;
  4. A description of the application(s) being filed and a general time frame to complete the work described in the application, if applicable;
  5. This “Notice to Tenant – Right to Relocation Assistance” form;
  6. For terminations relating to substantial remodel or demolition of the rental unit Only - Statements and information as required in Section 42.5(B)(2).
  • Landlords are required to pay relocation assistance to tenants when terminating a tenancy for a no-fault just cause  
  • All tenants are entitled to relocation assistance equal to 1 month of the tenant’s rent
  • Qualifying low-income (≤ 80% Area Median Income) households are eligible for relocation assistance equal to 3 months of Fair Market Rent, a full refund of a tenant’s security deposit, and a sixty day subscription to a rental agency service.
    • Fair Market Rents are standard rents published by the U.S. Department of Housing and Urban Development annually, calculated as the 40th percentile of gross rents for regular, standard-quality units in a local housing market
  • Households that qualify as low-income and “Special-Circumstances” are eligible for relocation assistance equal to 4 months of Fair Market Rent, a full refund of a tenant’s security deposit, and a sixty day subscription to a rental agency service.
    • Special Circumstances: A low income household where at least one member is 62 years or older, disabled, and/or a child under 18 years old who is legally dependent, and/or a household that has occupied their rental unit as their primary residence for 5 or more consecutive years.
Notices and Forms / Avisos y formularios
Informational Meeting Presentations / Presentaciones de reuniones informativas
Resources / Recursos

Questions?

Redwood City Housing Staff 

650-780-7303 

housingrwc@redwoodcity.org 

Project Sentinel 

Provides free tenant and landlord counseling services, including dispute resolution, mediation, and general housing counseling and assistance 

650-399-2149 

info@housing.org