Glendale Rent Control Guide: Rental Rights Program, 8% Rent Cap and Selling a Rented Property

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Selling a Glendale rental? Start with the city’s Rental Rights Program

Glendale limits rent increases, requires just cause for evictions, and requires relocation payments in some cases. Here is what the city’s program says and how it affects a sale.

Call or Text (424) 435-2326

Last updated November 13, 2026. Reviewed by the Cash Home Buyers CA team.

Glendale’s Rental Rights Program in plain terms

Glendale does not use the words rent control for its main program. The City of Glendale established the Rental Rights Program in 2019 to protect residents from displacement and the City Council adopted enhancements in 2024. The program covers rent increases, just cause evictions, lease rights, property conditions and service reductions, and the Housing Division administers it. Just cause evictions are codified in Glendale Municipal Code chapter 9.30.

What the program does not cover

The city’s booklet says the following are exempt from all Rental Rights Program rules: single-family homes, condominiums and townhomes, and duplexes. Individual sections have further exemptions. That means the program mainly reaches buildings with three or more units, and a house, condo or duplex generally falls under state law instead. Check the specific section before relying on an exemption.

The rent increase limit

The city states that, effective August 2025, rent increases in Glendale cannot exceed 8%. State law separately caps increases at 5% plus the regional CPI change, up to 10%. Some exemptions apply, so owners should read the section for their property type or call the Housing Division at (818) 548-3926.

Glendale adds a second layer. A landlord must offer relocation assistance when a rent increase exceeds 7% within a 12-month period. Units constructed after 1995 and properties with fewer than three units are exempt from that rule.

The tenant must ask within 14 days of being served the notice, or within 30 days if the tenant’s lease is covered by the right-to-lease section.

The amount is three times the proposed rent, and it is doubled for a Qualified Tenant, a term the city defines on its rental rights site.

Just cause for eviction

Glendale lists 12 legal reasons to end a tenancy, seven at fault and five no fault.

At-fault reasons	Failure to pay rent; breach of the lease; continued nuisance; illegal use of the unit; unapproved subtenant; failure to give the landlord access; violation of the city’s smoking ordinance.
No-fault reasons	Major renovation; owner or family move-in; permanent withdrawal from the rental market; complying with a government order; government agency contractual obligations.
Relocation for no-fault	Three times the rent or fair market rent, plus $2,000, per tenant, doubled for a Qualified Tenant.

Right to lease and other tenant rights

Parcels with four or fewer units are exempt from the right-to-lease section. For larger properties, landlords must offer at least a one-year lease to prospective tenants and to current tenants facing an increase or renewal.

A renewal offer is due 60 days before the lease ends and the tenant has 30 days to accept. If the tenant declines, the parties can use a month-to-month or other arrangement.

The program also provides for rent reductions when housing services are cut and bars intentional disrepair, requiring temporary relocation benefits if a unit becomes uninhabitable through neglect.

What this means when you sell

A buyer of a covered apartment building steps into these rules. A buyer who wants vacant units cannot simply serve a notice; they need one of the 12 listed reasons and may owe relocation money. A buyer who plans a large rent increase has to account for the 8% limit and the 7% relocation trigger. Owners who plan to sell should:

Identify whether the property is exempt (single-family, condo, townhome, duplex) or covered.
Check each lease for the right-to-lease timing and any pending rent increase notices.
Keep a record of any relocation requests made by tenants within the 14 or 30 day window.
Gather rent rolls and increase history so a buyer can verify the numbers.
Do not terminate a tenancy to deliver the property vacant unless one of the 12 reasons applies and the paperwork is correct.

For exempt homes, state law (AB 1482) may still require just cause after 12 months of tenancy unless an exemption in that law applies.

State law as a backstop (AB 1482)

California’s Tenant Protection Act limits annual increases to 5% plus the regional CPI change, up to a maximum of 10%, and bars more than two increases in a 12-month period.

Just cause applies after 12 months of tenancy, or 24 months if at least one tenant has lived there that long, and no-fault evictions require relocation help.

The law has exemptions, including units built in the last 15 years, many owner-occupied single-family homes and duplexes with the owner living in one unit, and single-family homes or condos not owned by a corporation or LLC when the landlord gave written notice.

Per the City of Culver City’s summary the law runs through January 1, 2030. Where a local ordinance is stricter, owners follow the local rule; where a unit is outside the local program, the state rules may still apply.

Common mistakes when selling a Glendale rental

Three errors come up often. First, assuming a duplex or condo is covered by the Rental Rights Program when the booklet exempts it, or assuming it is exempt from state rules too. Second, serving a rent increase above 7% without offering relocation assistance on a covered building.

Third, ignoring the 60-day renewal-offer timing for larger properties, which can leave a tenant arguing the lease terms were not properly offered. Each of these can surface in diligence and slow or lower a sale, so get the paperwork in order before you list or accept an offer.

Where to get help

The Glendale Housing Division can be reached at (818) 548-3926 or Rent@GlendaleCA.gov. The city’s rental rights site lists guides for landlords and tenants, and the city points to Neighborhood Legal Services at (800) 433-6251 and the Housing Rights Center at (800) 477-5977.

How to sell a house in Glendale

Find out whether the property is exempt or covered by the Rental Rights Program.
Check leases, pending increase notices and any relocation requests.
Gather rent rolls and increase history for the buyer.
Request a free cash offer and compare it with a listing’s net proceeds.
Choose your closing date; tenants can usually stay in place.

Own a Glendale rental you want to sell as-is? Get a cash offer.

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Frequently asked questions

Does Glendale have rent control?

Glendale has a Rental Rights Program rather than traditional rent control. It limits rent increases to 8% effective August 2025, requires just cause for evictions, and requires relocation help in some cases.

Are single-family homes covered by Glendale’s program?

No. The city’s booklet exempts single-family homes, condos, townhomes and duplexes from all program rules.

When must a Glendale landlord pay relocation for a rent increase?

When an increase is over 7% in a 12-month period, unless the unit was built after 1995 or the property has fewer than three units. The amount is three times the proposed rent.

How many just cause reasons does Glendale list?

Twelve: seven at-fault reasons and five no-fault reasons.

Can I sell a Glendale rental with tenants?

Yes. Many owners sell as-is with tenants in place; confirm lease terms, pending notices and any relocation requests first.

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Sources

This guide is general information from public sources, not legal advice. Confirm current rules, fees and hours with the city.