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Prepared By: Melissa C. Marsh, Los Angeles Landlord-Tenant Attorney
Written: September 2019 - Last Updated: October 2024

City of Pasadena Tenant Protection Ordinance (TPO) Amended to Provide Greater Protections for Pasadena Tenants of Multi Unit Dwellings

Effective July 13, 2019, Pasadena, California has strengthened its tenant protections to provide increased relocation assistance to tenants of multi-unit dwellings asked to move through no fault of their own and effective in 2022, Measure H passed restricting the allowable annual rent increase permitted on Covered Units.

Under the newly enacted legislation, Pasadena landlords are required to register their rental unit(s) with the City of Pasadena and are required to give each and all of their tenants the Tenant Protection Fact Sheet. To terminate a tenancy for a no-fault reason, Pasadena Landlords must also file a notice with the housing department at least 30 days before serving a No-Fault Termination Notice on the Tenant.

Is Your Pasadena Rental Unit Subject to Pasadena Rent Control or Just Cause Eviction, or Both?

Pasadena’s Measure H limits rent increases and evictions on certain residential rental units in the City of Pasadena. Some Pasadena rental units, however, are exempt from the rent increase limits, but are still subject to Pasadena's just cause for eviction provisions (including relocation assistance requirements). And yet, still other units are subject to both the rent increase limits and just cause eviction protections.

Pasadena Rental Units Subject to local Pasadena Rent Control (Rent Limits).

Almost all multi-unit properties (i.e. duplexes, triplexes, and apartment buildings) built BEFORE February 1, 1995 are now subject to Pasadena local rent control (annual rent increase limits), but there are exemptions.

The following types of units are not subject to local Pasadena rent control, but still may be subject to California State Rent Limits under AB 1482 - The California Tenant Protection Act):

1. Condominiums and single-family homes;
2. Units subject to the City of Pasadena Inclusionary Housing Requirements or Density Bonus requirements;
3. Low-Income housing tax credit units owned or managed by a nonprofit;
4. Units rented to tenants receiving government subsidies only if applicable state or federal law or regulations specifically exempt the units from municipal rent control. Please note that Section 8 and Housing Choice Voucher laws do NOT exempt Pasadena rental units from Pasadena's local rent stabilization limits.
5. Hotels, motels, inns, tourist homes, lodging and rooming houses and boarding housing, where the tenant resides for less than 30 days as their primary residence are exempt;
6. Hospitals, medical facilities, treatment/recovery programs, educational dorms, convents, and nursing homes are exempt;
7. Rental units where the tenant shares a bathroom or kitchen with the owner if the unit is the owner’s primary residence (Section 1805(b)) are also exempt; and
8. Single-family homes temporarily rented for no more than 12 months in any 36-month period so long as the tenant is informed in writing of the exemption (See, Section 1805(a)).

What is the Allowable Rent Increase for a Covered Unit in the City of Pasadena?

For October 1, 2025 thru September 30, 2026 the maximum allowable rent increase for a Covered Unit subject to local Pasadena rent control is 2.8%. For October 1, 2024 thru September 30, 2025, the maximum allowable rent increase in Pasadena was 3.0%.

Pasadena Rental Units Subject to Just Cause Eviction and Relocation Assistance Fees.

Almost all properties, including single family homes, condos, multi-unit apartment properties (i.e. duplexes, triplexes, and apartments), regardless of when they were built, are subject to Pasadena's Just Cause Eviction laws. There are a few exemptions from Pasadena's Just Cause Eviction laws and mandatory relocation assistance including:

1. Owner occupied Single Family Homes temporarily rented for no more than 12 months in any 36 months so long as the tenant was properly informed in writing pursuant to Section 1805(a);
2. Rental Units where the tenant shares a bathroom or kitchen with the owner if the unit is the owner's primary residence (Section 1805(b));
3. Hotels, motels, inns, tourist homes, lodging and rooming houses and boarding housing, where the tenant resides for less than 30 days as their primary residence; and
5. Hospitals, medical facilities, treatment/recovery programs, educational dorms, convents, and nursing homes.

What is Just Cause Eviction Under Pasadena's local rental laws

When terminating a tenancy in the City of Pasadena, landlords must provide written notice specifying one of the allowed Just Cause reasons for eviction, which include:

1. Failure to pay rent;
2. Breach of the lease;
3. Nuisance;
4. Illegal activity;
5. Failure to give access to the unit;
6. Refusal to execute a new lease;
7. Necessary and substantial repairs;
8. Owner or owner relative move-in;
9. Withdrawal of the rental unit from the market (Ellis Act);
10. Pursuant to a Government Order (red-tag, demolition order, etc.); and
11. Subtenant in Sole Possession.

So when is Relocation Assistance Owed to a Tenant in Pasadena?

Pasadena Landlords must provide relocation assistance to their tenants if the basis for terminating the tenancy is not the fault of the tenant, or due to an excessive rent increase, including: (1) necessary and substantial repairs; (2) owner or a qualified relative can move into the unit (owner move-in); (3) withdrawal of the unit permanently from the rental market (Ellis Act); (4) pursuant to a government order to comply (red-tag, demolition order, etc.); or (5) the tenant’s inability to pay a rent increase in excess of 5% plus the most recently announced Annual General Adjustment (AGA) in any twelve-month period.

Pasadena's local just cause eviction benefits consist of both a mandatory (1) tenant relocation assistance fee and a mandatory (2) a moving expense allowance.

Temporary Relocation Assistance Benefits for Pasadena Tenants

Pasadena Landlords shall pay a temporary relocation allowance to Pasadena tenants who are required to relocate temporarily to comply with a city, state, or federal housing, health, building or safety law. The temporary relocation amount is equal to two (2) times the daily pro-rata portion of the tenant’s then current rent. The tenant shall not be required to pay rent during the period which temporary housing is required. The Landlord shall pay the costs of moving and storage if tenant’s personal property is required to be moved from the rental unit. Temporary relocation shall not be subject to termination of tenancy. Tenant shall have the right to reoccupy their rental unit upon landlord’s completion of the compliance work. If temporary relocation exceeds 120 days, the landlord may terminate the tenancy with the additional payment of TPO Assistance as follows: (1) 2.5 times the monthly Fair Market Rent (“FMR” published by HUD) plus (2) a Moving Expense Allowance of $1,338 (if all occupants are adults) or $4033 (if any of the occupants is a minor, a senior, or a person with a disability).

Pasadena's Permanent Relocation Assistance

Pasadena's relocation assistance consists of a Base Relocation Payment Plus Moving Expense Allowance Plus An Additional Cash Payment for Special Circumstances Households. A Special Circumstances Household is a household with at least one member who: (a) is sixty (60) years or older; (b) is disabled; or (c) is terminally ill; or (d) has a minor child nineteen (19) years old or younger who is a legal dependent; or (e) an inability to pay a rent increase in excess of 5% plus the most recently announced Annual General Adjustment (AGA) in any twelve-month period.

Pasadena Permanent Relocation Fees - 10/1/2025-9/30/2026

Length of Tenancy	Studio	1 Bed	2 Bed	3 Bed	4+ Bed
0-3 Years	$6,720	$7,525	$9,385	$11,895	$13,245
3+-10 Years	$8,960	$10,033	$12,513	$15,860	$17,660
10+ Years	$11,200	$12,542	$15,642	$19,825	$22,075
Additional Special Circumstance	$6,720	$7,525	$9.385	$11,895	$13,245

Pasadena’s Additional Required Moving Expense Allowance For 10/1/2025-9/30/2026.

Pasadena Moving Allowance Fee

Eligible or Special Circumstance	Amount
Eligible Tenant	$1,620
Special Circumstance	$4,890

In Pasadena, When Must The Relocation Fees Be Paid.

A Pasadena landlord when seeking to terminate a tenancy for no fault of the tenant must file a Notice of Intent to Terminate Tenancy with the Pasadena rent board at least 30 days before the date on which the landlord intends to serve the termination notice on the tenants. Within 15 days of receipt of the intended termination notice, the Pasadena Rent Board will mail a copy of the Notice of Intent and a Tenant Claim Form to the tenant household. The Landlord must pay Fifty Percent (50%) of the total Relocation Assistance to the tenant’s household within ten (10) days of service of the notice of termination of tenancy. The remaining 50% balance of the Relocation Assistance must be paid no later than twenty-eight (28) days BEFORE the expiration of the written notice of termination of tenancy. In addition, the Landlord must return the tenant’s FULL security deposit.

If you would like to have Melissa Marsh, a Los Angeles, California attorney with over 25 years experience, explain how these new laws may impact you, please schedule a low cost 30 minute Telephone Consultation.

Related Articles:

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• CA Rent Control Statute - AB 1482
  
• Evicting a Guest or Roommate
  
• California Eviction Guide.
  

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