A Complete Year in Review: Local Housing Ordinances Passed in 2024

A Complete Year in Review:
Local Housing Ordinances Passed in 2024

Updated 1/8/25

This article is for informational purposes only. If you have any questions regarding your property or specific tenancy matters, and the requirements of any local regulatory changes described herein, please consult with an attorney.

• On July 30^th, the Burbank City Council passed a relocation fee increase equal to three-times the monthly rent for all No-Fault Evictions, including owner move-ins, and to comply with government orders (in addition to substantial remodels and demolition that were included in an earlier, September 2023 ordinance) effective as of August 30, 2024.
• On September 10^th, the Burbank City Council considered (not yet passed) an ordinance to establish a mandatory seismic retrofit ordinance for all soft-story buildings (pre-1978 buildings made of wood-frame with parking tucked underneath).

• On November 18^th, Huntington Park City Council passed an ordinance establishing rent control and a new rental registry for all multifamily properties built prior to February 1, 1995. The ordinance also applies to duplexes and single-family houses with accessory dwelling units when both are not owner occupied. Rent increases are now capped at only one annual increase equal to 100% of the Consumer Price Index (CPI) or 3%, whichever is lower. In addition, the ordinance requires that all covered rental units be registered with the City within 60 days of the December 17^th effective date, namely February 16, 2024.

• On May 14^th, the Los Angeles City Council approved an ordinance to increase sewer rates by a 22% for multifamily properties (and 27% for single-family properties) with 6 additional increases planned over the next 3 years resulting in the doubling of current sewer rates by 2028.
• On October 29^th, the City Council passed an ordinance that immediately imposes a moratorium on all substantial remodels for Non-RSO Units until June 1, 2025, or until such time that the City permanently removes substantial remodel as a cause of action for eviction.
• On November 5^th, the Los Angeles City Council voted unanimously to create a new enforcement program applicable to all rental housing providers with properties that are not currently subject to the city’s existing rent stabilization ordinance (RSO). All property owners who have multifamily properties built after October 1, 1978, single-family houses (including mansions), condominiums, accessory dwelling units (ADUs) and Junior ADUs (collectively, “Non-RSO” owners) will now be required to pay $31.05 per rental housing unit to the City of Los Angeles in order to pay for this new enforcement program, which will hold rental property owners accountable to comply with several, recently passed ordinances targeting Non-RSO owners, and that will be implemented in December 2024. The new ordinances include:
• Requiring property owners to pay mandatory relocation fees to renters of up to $12,211 if the owner raises the annual rent by more than 10% or Consumer Price Index (CPI) plus 5%, whichever is lower.
• Restricting evictions to specific Just Cause reasons only, including mandatory relocation fees for No-Fault evictions to be paid by property owners to existing renters in amounts up to $27,500.
• Restricting evictions to renters who have fallen behind in paying rent by at least one month’s worth of fair market rent (“threshold”).
• Restricting owners from asking certain questions or taking certain actions towards renters, including actions that disturb the comfort, repose, peace or quiet of a renter or interfering with their use and enjoyment of the rental unit, as forms of harassment with severe mandatory judgment awards.
• Mandating the continued allowance of pets obtained by renters during COVID-19 without the property owner’s permission.
• On November 6^th, the Los Angeles City Council voted unanimously to make extreme revisions to the existing Tenant Anti-Harassment Ordinance (TAHO). The ordinance now requires mandatory damage awards equal to triple compensatory damages, including for mental and emotional distress, and civil penalties of no less than $2,000 per violation.

• On April 23, 2024, the Board of Supervisors passed a pair of ordinances establishing inspection fees and penalties to be imposed upon rental housing providers with multifamily properties in the unincorporated areas of the County. Annual inspection fees of $86.00 per unit have been established and housing providers have the option to pass through half of the fee onto tenants. The ordinances also prescribe predatory late fee penalties of 25% and 50%, respectively and require civil action penalties of $1,000 per day per violation (up to $7,000 per violation). 
• On July 23^rd the Los Angeles County Board of Supervisors passed an ordinance making the existing Stay Housed L.A. right to counsel pilot program a permanent program. This new program will cost the County $21 million for 1 year (fiscal year 2024-25).
• On November 6^th, the Los Angeles County Board of Supervisors voted to reduce allowable annual rent increases to just 60% of the Consumer Price Index (CPI) with a maximum of 3%. These reduced limits apply to all multifamily properties built on or before February 1, 1995, located within the unincorporated areas of Los Angeles County that are covered by the Rent Stabilization and Tenant Protection Ordinance (RSTPO). Smaller owners with 10 or fewer units will be allowed an additional 1% increase each year over and above the 60% of CPI or 3% maximum, or up to a maximum of 4%. Luxury unit owners, defined as properties with 25 or more units per parcel receiving $4,000 or more in monthly rent, will be allowed to receive an additional 2% increase over and above the 60% of CPI or 3% maximum, or up to a maximum of 5%. The CPI is based on a 12-month average ending in September 2024. This new, greatly reduced formula will be effective starting January 1, 2025.

• On March 19^th, the Oxnard City Council voted to increase trash hauling fees by a whopping 54% to 59% for all residential customers, including rental housing providers with 4 or fewer units starting July 1, 2024. A second increase of 10% is planned for July 1, 2025, for both residential and commercial owners (including multifamily properties with 5 or more units) starting the following year on July 1, 2025.
• On July 30^th, the Oxnard City Council passed an ordinance requiring that rental property owners (or immediate family members) who evict a tenant to move into their property live at the property for at least twenty-four (24) months to properly qualify as a No-Fault. In addition, the owner must submit a sworn affidavit to the City of Oxnard within ten (10) days of serving the tenant with a notice of termination.

• On May 13, 2024, Pasadena’s City Council approved an ordinance increasing trash hauling rates for commercial customers by 21% to 63% starting on July 1, 2024. Additional increases will occur every year through July 1, 2028.

• On February 13^th, the City Council passed several new restrictions on rental housing providers, including all multifamily, single-family, and accessory dwelling unit (ADU) owners.  This ordinance amended the current Tenant Protection Code, Housing Anti-Discrimination Code, Tenant Relocation Code, Tenant Harassment Code and Tenant Buyout Agreements Code.  The “key” provisions regarding these onerous, new restrictions are as follows:
• Housing Status as a Protected Classification (SMMC 4.28.030(a), (b), (c)): Discrimination based on housing status, including homelessness or lack of rental history, is strictly prohibited. This provision is the first of its kind in California to add “housing status” as a protected class.  Only one other jurisdiction nationwide has adopted anything similar. In 2022, Washington, D.C. adopted an ordinance banning all discrimination against homeless people. This will now substantially limit an owner’s ability to properly analyze whether a specific renter is likely to pay their rent on time and will shift the review more heavily towards stable job histories, amount of annual income and higher credit scores.
• Permanent Relocation for Economic Displacement (SMMC 4.36.020(a)(5)): If a renter receives notice of a rent increase exceeding the lesser of the change in the Consumer Price Increase (CPI) plus 5% or 10%, an owner must pay a permanent relocation fee if the renter chooses to move within 120 days. This protection extends to units NOT covered by either local rent control or the state’s rent control (Tenant Protection Act) and would also apply to newer units and single-family homes.
• Additional Reasons for Permanent Relocation Fees (SMMC 4.56.020): The following are new reasons for a tenant receiving permanent relocation fees: (i) tenant elects to relinquish a tenancy after a temporary relocation lasting at least six (6) months; (ii) Code Enforcement determines that the tenant has been forced out due to landlord misconduct; (iii) the Building Officer determines that health and safety conditions in the unit exist that cannot be fixed; (iv) the tenant elects to relinquish the tenancy in a bootleg unit that cannot be permitted for residential use.
• Permanent Relocation for Other Reasons (SMMC 4.36.010(a)(6)-(8)): A tenant may be entitled to permanent relocation fees when a he or she vacates a unit claiming that it was due to harassment, illegal lockout, uninhabitable conditions, or other constructive eviction situations, an owner may be required to pay a permanent relocation fee. This WILL lead to loopholes being abused if there are no accurate distinctions of what harassment is and what defines an uninhabitable condition.
• Expansion of Buyout Code to Non-Rent Controlled Units (SMMC 4.57): The buyout agreements code is to be expanded to cover ALL units subject to rent control or local Just Cause regulations, providing additional protection for renters and covering more renters.
• Minimum Buyout Amount Requirement and Defense for Non-Registration (SMMC 4.57.020(b)(7), (c)(3)): Owners will be required to offer buyout agreements (a/k/a, “cash for keys”) for no less than the permanent relocation fee amount, and failure to file a buyout agreement with the City can be raised as a defense to eviction. This is something that small mom-and-pop housing providers CANNOT afford.
• New Disclosure Language (SMMC 4.57.020(b)(7), (8)): Written disclosure forms will be required to include statements regarding bad faith tenant harassment and tenants' entitlement to the permanent relocation fee amount.
• Evictions Based on Bad Faith Excessive Rent Increases (SMMC 4.27.090): Renters will have a defense to an unlawful detainer lawsuit (eviction) if the owners impose excessive rent increases in bad faith, including within six (6) months of an unsuccessful eviction attempt or lawful complaints about habitability. The proposed language provides that evidence of bad faith includes but is not limited to: (i) imposing a rent increase within six (6) months of an unsuccessful just cause eviction attempt; (ii) imposing a rent increase within six (6) months of a renter’s complaint regarding health and safety issues, harassment, or discrimination; and (iii) imposing a rent increase when price gouging protections are in effect.
• Prohibited Activities (SMMC 4.56.020(a), (k), (m), (n)): Unlawful activities such as self-help eviction, refusal to accept rent, retaliation, refusing to cooperate with a renter’s request to lawfully replace an occupant who has moved out, and offering to buy a renter out within six (6) months after having been informed by the renter in writing that s/he does not want to be bought out are now to be explicitly defined as harassment when done in bad faith.
• Potential Penalties (SMMC 4.56.040(c)): The maximum potential civil penalty for violations increased from up to $10,000 to up to $20,000 per violation.
• Section 8 Discrimination (SMMC 4.28.030(i)): Landlords may no longer refuse to accept housing vouchers or neglect required repairs after Housing Quality Standards inspections.

• On November 15^th, the South Pasadena City Council passed an ordinance that prohibits substantial remodels as a valid reason to terminate a tenancy. Under the ordinance, an owner must now “temporarily” relocate existing renters to conduct substantial repairs.

• On August 27^th, the Ventura City Council passed a motion to increase funding to the Housing Rights Center (HRC) to begin direct legal representation of renters to fight lawful evictions.  The City Council also directed HRC and City staff to return in January 2025 to seek additional funding to further expand HRC’s legal representation.

• On March 18^th, the West Hollywood City Council voted to increase the minimum lease terms for single-family and condominium rentals from 31 days to one (1) full year.

Founded in 1917, the Apartment Association of Greater Los Angeles (AAGLA) is Southern California's premier trade association for rental housing providers, delivering essential member support through aggressive legislative advocacy and critical local regulatory updates. Serving Ventura, Los Angeles, and San Bernardino counties, AAGLA empowers its 10,000+ members through expert educational resources and direct access to experienced operational advisors. With influence across nearly 200 local jurisdictions and a comprehensive library of management tools, AAGLA continues its century-long mission of fostering professionalism and excellence in the rental housing industry.